I would first suggest getting a real estate lawyer in that area.Is there zoning in that municipality?

I am open to suggestions.

I would suggest that once you are done reading that book - give it about a week and read it again. 

@Jesse Strengunfortunately I’m not familiar with property managers in that location what I would suggest is 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.My business partner is a regional VP for NARPM and I am happy to help if you need anything please reach outQuestions to Ask prospective management companies* What are your average days on market for vacant homes?

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

I suggest contacting an RE attorney who can assess your options.

In your case I suggest a passive, low risk options like government backed CDs.good luck

Thoughts and suggestions or too complex and take the hit on capital gains tax as I sell my rentals?

I don't know anyone personally in Topeka, but the banks I'd suggest you reach out to first are CrossFirst, CoreFirst, and Emprise.

For it to be $250 MORE than usual, suggests something else is up.