I just don't have to deal with toilets, inspections, pets, and many of the other problems common to residential rentals.

Downside of trying to invest in property out of State is that it’s going to cost you some extra time (leave) and $$ (flights/hotels/food).

To start at the bottom of the food chain and "learn as you earn", maybe start as a "bird dog".

Just a food for thought just in case it’s only a few months away then you wouldn’t even need to put it elsewhere.In regards to investing I would recommend using it to improve your current property and equity position there until you can purchase a new property.You also can buy a second home with a 10% down loan.

We increased the pet fee and have security.

Charge pet rent for the dog.

No homeowner, and very few landlords, are going to want to assume a 5 year lease.Anyway, just wanted to give you some food for thought. 

While you will have to pay them, you will be saving yourself time, gas money, wear and tear on your car, food expenses on the road and lots of head aches. 

Open food was stored all over the floors in every room. 

My own rentals are single-family pet-friendly homes with all appliances in established Fayetteville neighborhoods.