Purchase price: $565,000 Cash invested: $200,000 Current Price: $599K (originally $649K, 67 days on market).

The next day we fired our PM and haven't looked back since.

However, you're in Dayton so I don't see why you'd want to invest a few hours up north when you could just buy the same stuff right in your backyard.

Or what others are doing to account for the same issues?

When I purchased my first property in 2020, I feared then that COVID would cause a downturn, but I was thinking longterm and got "lucky"Many experienced investors I speak to have the same few regrets 1) I wish I started sooner2) I wish I bought more3) I wish I never sold

Try to arrange for an “open house” day for buyers to walk through with contractors and eliminate inspection problems/delays. 

At the same time, you would like to maximize your investment until you move in F/T.

We were being transferred to that area and went up to look at a couple different homes in the area and that one came up that day, and we made a full asking offer immediately.

Keep in mind that while there is an exemption to the Fair Housing Act.....most states that have a state level Fair housing law do not typically provide the same exemptions as the national law.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.