I started investing in Indianapolis because it's always within driving distance of where I live (I move somewhat frequently) and I like to occasionally "swing by" my properties.

Yes I have done rehabs during the winter months and if the property doesn't have heat, we just bundle up and take breaks occasionally to warm up.

@Yas Tahir It doesn't matter whether the rentals are under your name or under an LLC - you get the same treatment of rental income: - true rental properties (long-term) - not subject to SE tax, - occasional & short-term rentals - potentially subject to SE tax, - fix & flips - subject to SE tax. 

I don't work the Clarksville area as much because we're a little south of Nashville, but we still show homes out there occasionally, and I may be doing some investing out there as we grow.  

If on the other hand you buy in quality neighborhoods with high rental demand, then high quality properties attract high quality tenants that are willing and able to pay a higher rent to live there and your screening job is 90% complete right out of the gate ... still need to reserve 10% because there are nut jobs and basket cases applying to rent occasionally in any market, but then if you have a line of otherwise qualified tenants also wanting to rent your property as you would in such a neighborhood then it is much easier to tell them to "GTFO" as Amit M. so eloquently put it :)

Finding investment properties with conventional high LTV residential loans (At least 75% LTV, preferably 80% LTV) with initial cash flow in my market is very challenging, but occasionally possible. 

I occasionally had to light pilot lights or he had to clean out the tanks, but it was really minimal maintenance.

I'll eventually invest in the county.OTC can uncover an occasional gem.

I’ve got 2 STRs where my partner does the day to day management while I’m boots on the ground to find deals, and check in occasionally on the property.

We uses all forms from the small kit and occasionally some additional ones, you'll be surprised how many there are.