Answering this question critically and honestly may go a long way in defining your mission....Maybe you have a deep pocket, or you rightly prefer long distance investing, ( and neglecting your 'backyard')?.

This will be critical due diligence, that will give you a lot more value to turn to your end buyer. 

But I get the sense that you have a couple of houses that are a bit at risk and that you don't have a bunch of other ones to offset these.So while I agree that we shouldnt' deal with tenants stuff, the reality is that you're trying to get paid and, early on in our investing, its really critical that we do whatever it takes to get that rent coming in.When I first started, I had a rule that I would not pick rent up  and rent had to be mailed - no exceptions.

If it doesn't, you're not ready ... if it does, then REI is also just managing income & expenses, just on a bigger scale and with leverage.Don't focus on how long it will take, like there is a magic time number ... focus on the learning and growing process and slowly, surely, and systematically building your knowledge and skills without trying to shortcut around those critical first steps.

Also I would not that about the only time you used the words "you or your" were when you were criticizing her actions.You points were legitimate.

.), once the property is purchased, the PM is in the mission critical role of direct management and client engagement (Tenant and Owner).

When separate from the rehabber/provider there is likely a more critical eye on the property and it's condition. 

The ability to interpret regulatory law, secondary law, and regulations is critical to staying out of trouble.The whole point to this post is to further demonstrate the dangers of accepting amateur advice on how to avoid all these new laws.

Proper training and oversight are critical to your survival.  

Foreigners are still a relatively small player in most cities in the US (except NYC and some areas in SF and LA) so the domestic buyer remains critical to prevent a potential correction in the US real estate market.