Honestly, if you are out of state you should probably be hiring property management regardless of troublesome tenants in the present.i don't know how experienced you are as an investor or if this market you're buying in is one due for exceptional appreciation but realistically $160/mon cashflow is not a move i would suggest in the short term considering you're a world away and any number of things could go wrong that would wipe out a years worth of cashflow overnight. 

AM i doing something wrong?

https://www.cmegroup.com/markets/interest-rates/cme-fedwatch-tool.html Of course, markets can be wrong, and data can change, but that is what is being priced in at the moment.

To me it clearly seems their distributions are just recycling investor dollars or am I wrong?

Names Christian, I’ve, been doing real estate investing for bout a year now, worked on my first property which wasn’t the best ideal situation, but it was an amazing learning experienced that I wouldn’t trade, made a lot of mistakes that after all the classes and events i have attended i am learning where i went wrong, and really in need of a coach to help guide me in the right direction, i do have a game plan in place and the goal i want to reach  just need to be helped its a path.

LMAO..... ah ok, so your right, always right, when wrong your right.....

You won’t be able to lower the price if you find anything just are able to walk away if something is majorly wrong.

So saying we have been buying in those areas for years, what's wrong with that? 

I could be 100% wrong though. 

I think most people use 5%, but there is nothing wrong with being more conservative at 8%.