How important is it to have an on-site management (it would be around 150 units facility, if that matters, with a few temperature controlled units) ?

@Andrea LaneLike you said due diligence matters across any and all RE routes, great points on the tenant-landlord state laws as well as taxes, definitely need to do a little more research on those fronts but will reach out with questions!

Of course the property and situation matters, but overall I’ve found that what really matters is the interaction you have with these distressed sellers.

No matter who the vendor is, the property manager has to stay on top of them and ensure the work gets done on a reasonable schedule.

After restoring possession I called the number of the servicer left behind by the preservation company and explained my belief they had hired a company to illegally break and enter my property and I had reported the matter to the authorities. 

But sounds like, no matter who has the loan, expense and income ties with ownership.

Electricity heats the igniter plate. then there's the small matter of electricity to signal the furnace from the thermostat.

Second, in discussing the matter with the Tenant, I tell the Tenant that I don't agree or consent to the Tenant moving out early and that we will handle the matter according to the Lease.

In the end he, I’m sure with her knowledge embezzled tens of thousands of dollars then they refused to dissolve the partnership and we had to go to court to settle the matter.

We have an immediate eviction case but would like to hold onto this person for long term for all our legal apartment matters if all goes well.Happy investing!