This involves extensive dirt grading work and retaining walls (with railings sometimes) which together are very expensive.

And there are now "safe work practices" that require certian steps when renovations involve lead paint.

If the contractor is truly 2 hours away you need to find someone local. 2 hours is too far for every party involved.

@Mike Pak  did you say Morris invest was involved as well?

In addition, if anyone has any tips to train my eye to see these underlying issues when I visit that would be extremely helpful.

Considering the taxes, insurance, and code issues piling up, getting a local real estate attorney involved who’s experienced with contract-for-deed foreclosures in Ohio is really the best next step, because they can guide you on the proper notices and timeline to protect yourself and the property.

The role isn’t to manage vendors—it’s to prevent non-compliant work from reaching you.A proper gatekeeper function does a few things reliably:Confirms the caller is an approved vendorVerifies insurance, scope, and access instructionsEnsures required info is on file before work beginsRoutes true exceptions instead of every questionOnce vendor calls were filtered and handled against predefined rules:Fewer “urgent” calls that weren’t urgentLess rescheduling due to missing paperworkVendors showed up more preparedMy involvement dropped to edge cases onlyThe biggest benefit wasn’t speed—it was predictability.

For out-of-state or first-time Midwest investors, Class B is usually the sweet spot — fewer tenant and maintenance surprises, more predictable management.Most of the deals I’ve helped structure in West Michigan have been B or B- pockets, specifically to avoid the hidden costs that often come with Class C (turnover, collections, deferred maintenance).Having experienced local management involved early makes a huge difference in underwriting and execution.

What market are you eyeing?

Screening, compliance, maintenance coordination, and day-to-day tenant management are where most owners feel the strain.I also think investors sometimes underestimate how much hands on involvement is required once a property scales beyond a few doors, even if leasing is going well.