Renting is a fools game unless you do it full time with a portfolio of at least 5 rentals or more (the more the safer). You need to be a dedicated handyman/manager, or have enough income to have one on payroll. All your places should be local to you unless you own large number of properties. Obviously the numbers change if you have any rentals that you've completely paid off.
We had two rentals out of state (homes we just kept after various moves) and it was always stressful. In the end they both ended up being net negatives even with making a few hundred a month on each. Every time I'm reminded that we finally sold them off I get a warm feeling inside. Never again.
Have you ever looked at Fundrise.com? I've been tempted by it before in the past, but I don't think I want any part of that right now until all this COVID shit ends and people start paying their rents again.