But I've learned a ton from this experience and believe it or not, wouldn't trade it for anything.

Once you find that company then you have to make sure that your business model aligns with theirs It is very important that you make sure you take the time to interview and have candid conversations with a PM company.

you say they have insurance for their pet,, they need to give you a copy of that and you need to verify with company policy is up to date, give a copy of that to your ins company and let them know your working to have them move out and have given them notice to do just that. 

I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

Waivo is an example of such company.

I would look up NARPM and start with them..Below are some questions I would think would be a good starting point for you to see who really treats their company like a business or a hobby.

Also, make sure you have a great property management company who can be your "boots on the ground".

Will you be managing this yourself or with a local company?

I work for Evernest, a full-service PM company, here in Birmingham. 

They removed all their content from the web and I got an email from my coach saying she no longer worked for the company.