Broker, investor, and property manager here.

I just have to decide

Metron and Southern Water Management are two that we've been talking to.

If there is a property manager, your success rate is going to be very low.   

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

If you are unsure, to start, hire a property manager and don't let the tenants know you are the owner. 

There are really great REI opportunities in different markets - markets in the Midwest and Southeast of the country are particularly lucrative - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent.

Hello,I am a real estate investor located to Southeast MA, I own and manage a small portfolio of 23 units and am looking to expand and scale out of state as the returns and market have been quite difficult in my area: due to CAP Rates, specific building class I am looking to invest in, and rising interest rates/minimal inventory, as well as it would be nicer to be diversified and in a more landlord friendly state.  

I work with Property Management in Houston but can recommend some great networking/educational events for you :) Check out Space City REI - there's monthly meetups with an educational speaker relating to real estate investing and there are plenty of Investors looking for Wholesalers out there! 

Set aside a very substantial legal defense fund if you decide to do these.