Let God, the Universe or whatever else you call it handle the rest of the details.I don't know what your experience level is at this but I have found that the less you invest (emotionally) in the outcome, the more likely you are to get the deal.

Wow you have taken investing outside your home town to a whole new level.

I would like to point out the risk level is far lower.

Otherwise the holding cost is going up and the newbies interest level is going down.The ONLY way I would consider a thin deal is if it's REAL CLOSE (10 miles) to my house and I'm pretty sure the newbie can get some of the "scut work" done before I have to foreclose on him.

I think syndication would take me to the next level.

Make sure the toilet is shimmed properly if the subfloor is not level.

Remind me of me in regards to the produtivity level.

If I don't know my investment to this level, I keep my money safe in a cash position. 

However your confidence level is much higher when credit isn't something you have to worry about.

Average appreciation is about 1.76% where the national level is 4%+ according to some financial web sites.