I was hesitant about joining the group because I've never had good luck with forums and web groups.  

If the investor has agreed to put you in first position (lien) on the property, then that should also be visible on the insurance policy declarations page - under "Mortgagee" you should be listed as the 1st Mortgagee.

Beautiful area that I visit often. 

Highly recommend that everyone check out Jeremy and connect with him in this page.

You’ve already hit the nail on the head—patience, organization, and a solid team are all crucial.I invest in Michigan and visit 3-4 times per year, primarily focusing on Detroit.

I couldn't imagine investing in a property out of state without semi-frequent visits.  

If you click on the individual owner page there is an error but you can still submit an application to list and you can still see listings so there is nothing  indicating that they are stopping operation that I could see. 

They know their rate.The stock forms from my CPA include a tax comparison page that makes it easy to calculate the effective tax rate and compare line items year over year.

Does the PM personally visit every property or is it someone else (for example a maintenance worker?) 

Go visit Memphis, Nashville, Knoxville, Raleigh, Charleston, Savannah, five cities in Florida, Atlanta, Birmingham.