Assuming your property is in Utah (like your profile indicates), here's the state law from a basic internet search:In Utah, a tenant who abandons a rental property without notice is liable for the lesser of the following: The rent remaining on the leaseThe rent plus the difference between the fair rental value and the agreed-upon rentThe cost to restore the property to its original conditionThe landlord can also remove the tenant's belongings and sell them if the tenant doesn't claim them within a reasonable time.

He's still trying to get you to put $300 on your credit card then they'll promise the kingdom of heaven.Ask them for the addresses of their last deals. 

I've reached out to the gentleman that owns the large PM group in the area to see if he knows of any smaller PM that I can connect with and I also messaged my credit union to find out what my best options would be.

@Vijay Singh SambasivamI would suggest speaking to local banks, and credit unions.

There's a few different ways to focus on a lower rate such as with house hacking and making the investment your primary residence, requesting a significant closing credit from the sellers for standard rate buy-downs (which I've had great success with recently), or utilizing lenders who offer short term rate lowering solutions such as 2-1 rate buy downs (again, ideally paid for by the sellers).

Knowing cap-x projected out years is not an "extra credit" kind of information, it's fundamental necessity. 

Otherwise, if the numbers make sense and your credit is good, it should be easy to find a lender.

A local investor will be best equipped to get repairs and renovation done at fair prices, set rents at appropriate levels, and help select qualified tenants.

It does eliminate the need to add chlorine but the chlorinators (Pentair IntelliChlor) have a fairly short lifespan.  

I make sure I screen each potential tenant thoroughly (background and credit checks) and require references.