The sellers claimed it was cleaned up but upon a re-examination we found human waste STILL in the basement, not to mention the guy cleaning it up was just a maintenance man and had not come close to taking  appropriate measures to rectify (a shovel and hose doesn't clean up bio waste).

Obviously because of the distance, you need a property manager to handle the day to day, but you regularly are in that town to stop by if needed.Say the cash flow is there as well, so that isn't an issue.

I have been reading everything I can on the subject and regularly attend the Pittsburgh REIA meetings but I don't have a lot of money to work with after a recent divorce so I'm saving what I can to get started.

Just when we were about to close escrow, the house was finally cleaned out & vacated.

Pretty much any local lawyer should be able to help you but most the people I used to work with would probably be able to write you a clean operating agreement cheaper than reviewing one you wrote. 

Nathan, if they are the old 1980's/1990s' wood, I have had luck just cleaning/deglossing with TSP (cuts all past oils/dirt from kitchen) and a scrub sponge (use rough side), rinse and then go with Polyshades (stain/poly in one).

Cats will rip carpet and if they spray (piss)  on the carpets they will stink and cannot be cleaned.

No matter your choice, SOMEONE must regularly inspect to make sure your property is not being abused.

The tenants tend to usually be regular people.

I'm currently making my way through the webinars while I cook dinner or clean my apartment.