If you jump into something before doing this - you're highly likely to get taken advantage of, or at best waste your time & money.Can't help with a coach:(Do recommend investing close to home if you can and then screen the heck out of PMCs with your expectations & goals to hire a good one.Recommend 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.

I'm gonna make some money with a local or web business and wait until we get some blood in the water in the housing market.

I recommend establishing a thorough and well-structured screening process.

I recommend giving your tenant a 30-day notice to vacate as soon as her lease expires in October.I can’t stress enough the importance of thorough tenant screening.

All the liability with none of the tenant screening.

Ensure that you conduct your own screening process to ensure that applicants meet your criteria.

For example, I found a property manager who charges $10/month to process the payment from the tenant, charges fees on processing late fees and charges for tenant screenings.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Ensure clear lease agreements and screen tenants thoroughly.

Buildings like that can be stabilized with careful screening, access control and surveillance systems and coordination with community policing.