So, basically we have to hope and pray that they pay the rent OR work out a payment plan OR have them willingly move out.

In general, how do other out of state investors keep on top of routine maintenance?

The best foot forward here would be to work out a way to prepare your offer WITH THE seller finance terms in the offer and the agent earning up front, and then present that to the listing agent or your buyer's agent. 

So while you may be cash positive, to a lender you might work out to be negative since they discount 25% of your gross rental income to mitigate risk.

The reason I haven’t used a network like that is because 4/5 properties are with one very reputable provider and the other is in the same geographical area so if that new provider didn’t work out, I could roll that house into my existing portfolio with reputable turnkey provider.  

From a straight purchase perspective it might not work out initially; though if used as a vehicle for creative financing in the future, rents collected might make sense.

Thanks for the suggestion @Anson YoungI'll try to workout something with my agent or find a BPO agent to do the work for me.

Covid has thrown a wrench into stuff but 6 month volatility is scary, 20 year AM while common isn’t the best (you can get some 25) and some portfolios have readjustments at 5 instead of balloons.But in an environment where the rates are so low and the fed is planning to keep them that way they may work for you.Comments that “they work out the balloons” are only as true as the banks current appetite for doing so.

I see a lot of 2 or 3 bedroom single family homes in my area that are renting in the $1000 - $1800 range, and so I feel like the 2% rule doesn't really work out here.

If he needs to work out payments or maybe pay biweekly for a while get an addendum to protect you both and try to keep things civil.