I know of a couple that works for two out of town companies (making their out of town salaries) and living like kings here in Bakersfield.  

We understand that if the damage is caused by something outside the control of the tenant, we have to foot the bill but that is all factored into the rent we charge. 

Market rent is about 3,300 a month including lawn, pool and pest control. 

It is different in different towns but I seem to remember Cayce, for example, needing a contact person 75 miles or less from the property. 

This is what we do for our clients as it avoids any due on sale concerns(technically the property remains in your control) and it can make you anonymous as the owner(helps protect you and your LLC from lawsuits stemming from the property).

One must be willing to give up control and trust the syndicator’s ability to manage the deal.

If you guys hear of parks in smaller towns let me know. 

My family has a house in a small town in GA that we can hardly give away but in San Antonio would be a great home.  

Now I'm looking to go solo with mostly my own money in different towns, being that NYC is to expensive for me to build my portfolio on my own.

Maybe I'm looking at it the wrong way.Also, I need to decide whether I get another house near my single family or my 4 flex (single family is in better town, 4 flex is in a smaller city with lots of diverse issues and tenants that flip flop from place to place).