I have contacted the lessee and told him he is in violation of the lease and must stop immediately.

While it is great to visit family, we are ready for a place to call our own.  

Since we make offers based on return, we only get about 20% of that number.I define a good deal as a property that meets the following three criteria: Sustained profitability - The property must generate a positive cash flow today and into the foreseeable future.Likely to appreciate over time - No one knows the future but some properties/locations are more likely to appreciate than others.Located in an area where you can make money and business risks are low.Do we buy just based on return?

(point of reference I just closed an escrow for one of my sellers on a FIXER for 1.4m) @Alex Deacon I have run nowhere near 1,000 properties in Pittsburgh :/ and the only plan I have of visiting (I've never been) was to meet my agent, property manager etc in person.

*An RIA must be licensed with the State Securities Division, or in the case of California the Department of Business Oversight, which is in the state where your home office is located.

You must also take in account it will be empty day 1 up to 6 months.

When you visit a potential long-distance rental market in person, what are you looking for?  

ReliableThe candidates I am looking to add to my team must obtain and hold a current Washington and or Idaho Real Estate License.

I have a hard move-in date that the tenant must adhere to, but if I cannot provide the unit to them within 14 days (outgoing tenant holds over, tree falls on building, destructive fire, code violations, etc.) they can walk away free and clear, or delay occupancy (their option).The money they are asking for in advance is absolutely par for the course; I require first, last and security deposit (as well as any pet fees) to be paid before I will even sign a lease with a prospective tenant.Maybe someone who is more familiar with HOAs can chime in, but it seems possible that they would have their own bureaucracy that they would subject their owners to.No legal advice given.

This will be something that will take time and a good chance of you going through several people before finding the right one.Have solid interview questions and contacting their references are a must.