Most professionals will recommend a separate LLC for every $1 million in assets but I don't think that's necessary.

Highly recommend.

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

Yes, you still do online shopping and coordination and so on, but hitting 500 hours in this case becomes far more challenging.

Here are some tips to help you start on the right path:Education Is KeyInvest in yourself first by reading or listening to books and podcasts about real estate investing.

I highly recommend a book called Foreclosures Unlocked by Matthew Tortoriello and Kevin Shippee.  

There's a meetup that's shown on the BP site.

What tips or advice do you have for someone just starting out?

Tailor these amounts to the significance of the task; for example:Roofer: $1,000/day (critical to weatherproof the site).Painter or garage door installer: $100–$200/day.Contract Value & Payment Terms:Agreed payment amount (lump sum or itemized costs).Breakdown of payment terms:Deposits.Progress draws.Retainage (if applicable).Scope of Work:Be as detailed as possible.