Pick a location based on PM?

[Brandon Hopkins]

I own a couple of properties in California and am ready to invest out of state. I've looked into a few different cities that would satisfy what I am looking for. My problems/questions:

1. How do I honestly get a read on the areas? Are they crime riddled? I am happy to pay extra to be in a good area with steady rents.

2. How do I find a good PM? I found what looks to be a good company in Memphis (Enterprise Property Management) but they charge a lot of fees (9%, $250 escrow, $595 leasing fee, $99 advertising, $250 lease renewal). My current PM charges a flat $70/month.

3. Who can take pictures and give me an assessment of the home including pictures? Should I look for a good RE agent or pay the PM an hourly fee?

Everything else is ready to go, just need to find the property and PM.

Thanks!