Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Preferably if they would deliver to my job site if possible.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Growth and what the economic drivers are in that specific area!

Do not communicate with anyone about this property until you have a signed contract that youve delivered to your title company.

Prices drive rates.

Make sure they at least deliver all of the things your current management company does (in terms of tenant screening, tenant moving out, responsiveness, maintenance, etc).If you like your current management, you can try to negotiate some terms with her (perhaps offer to take pictures yourself, or do the listing yourself, etc).Hope that helps!

6years as a W2 truck driver then last year was self employed for higher income where I gross 78k last year. but I purchase truck and did the whole deductible which put me 25k AGI when doing my tax return. 10 percent in las vegas is a lot because the homes keep going up every couple months.

This will likely drive rents up as well, because it will reduce the number of renters who can afford to buy. 

no em delivered as per offer,  no valid contract.