May physically be longer.  12. 

I have a PM for occasional thigs that I can no longer physically do i pay him by-the job.

It depends on how you screen the PMs and mange just like the tenant quality depends on how you screen and manage the tenants.I could not physically manage my investments directly as they collectively cross 11 time zones.

I have used a few such as a Earth Class Mail that give you a pseudo physical office.

Hard to answer.If the rental space was physically part of the living area of your home, such as a spare room used rental room, the rental usage doesn’t affect your gain/loss calculations and will qualify for the full exclusion given the seller meets all other requirements If the rental space wasn’t within your living space, such a duplex with its own entrance (and kitchen and bath), or a working farm with a farmhouse on the property, then you have to take into consideration of the business use and you need to make separate gain/loss calculations for the business and residence portions of your property.

I'm looking for advice on out-of-state investing since I can't be physically present in Ohio due to my 9-5, and some advice on first-time investors.

Hi @Dan Vleck,My thought is that I would ignore his physical condition at this point.

I highly suggesting being in the area physically for awhile if you are going to invest here. 

RESPONSE: Renting an Apartment just to change your address without physically moving into the new place, sounds like could have some semblance of misleading the lender or depend how the prosecutor might charge it - Loan Fraud!

You get what you pay for and paying for someone to protect your asset physically and financially is one thing you need to ensure you vet correctly.Best of luck to you!!