You'll find some people there who really care, know the history and you'll want to keep them around. 

Despite the contract clearly stating that Bridgehouse would pay us rent regardless of whether tenant pays them, Bridgehouse taking care of all damages to property....we have not received any money from Bridgehouse.

I recommend getting professional photos of your property.

Travelers don't care.

After recently speaking to loan professionals I have become aware of the fact that after you have a couple of properties lenders will require that you have 3-6 months of reserves for your loan payments for each properties on hand. 

If the mold is extensive or potentially black mold, call in the professionals right away.

The apt is rented for about 1400 and the tenant takes care of putting out trash to curb for whole building.

I'm forming a professional group this year in the greater Richmond, Virginia area! 

So if the operator has done 5 class A deals in Charlotte and now has a 1970s value add Class C deal in Dallas, I would be careful. 

Navigating these from a distance can be more challenging.Market Risk: You might not be as immediately aware of changes in the market dynamics, and reacting to market shifts can be more challenging when you're not physically present.Travel Costs and Time: Visiting your property or dealing with issues may require more time and resources, especially if it's a considerable distance away.In summary, investing out-of-state offers the potential for diversification and higher returns, but it requires careful planning, reliance on local experts, and a willingness to adapt to different market dynamics.