The only property manager I know there handles commercial buildings.

They also may feel better about A) looking at an empty house and B) no problems are being hidden by the Tennant’s property. 

@Ryan Prichard one of the better options out there that can handle commercial properties, for what I'd consider a "low cost" platform is Hemlane. 

It sounds like you are trying to buy a second property with less of a downpayment than 20 percent.

You can do a cost segregation study on pretty much any property you own as an investment. 

@Stephanie SelbyRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

When a lease ends they’ll suggest new rents and if the tenant hold be offered a renewal. some will offer to transfer utilities for you when it goes vacant, all should handle the transfer when a tenant moves in  With 10 properties I don’t “talk” to my PM more than 2-3 times a year.

@David OvercashRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Why is Property Class so important for investors to understand and apply in their investing strategies?

I am very familiar with the strict zoning laws for Hawaii short term rentals but most Waikiki apartments are either too expensive or leasehold only properties. 

im looking to buy rental properties in florida or texas with very good rental return using my sdira probably 2 properties and also pm to manage it.