A good property manager can help with tenant screening, enforce lease terms, and handle evictions more efficiently if it comes to that.Require a Larger Security Deposit: Within the bounds of local regulations, a larger deposit can provide a cushion in case of damage or unpaid rent.Consider Rent Guarantee Insurance: Some companies offer insurance products that can cover lost rent in case of tenant default.

Newton's law of tax: What goes down must come up.Everyone enjoys the sweet benefits of bonus depreciation, but what happens when you sell?

I figured the PM would definitely be local to the area of the property and would need different PM's for each area, those were just the areas I'd like to invest in. 

Reaching out to local agents?

The law allows you to charge for ALL cleaning, including trash removal.

The most sure path for local RE investors seems to be with a near term exit. 

Look up local investors on social media and follow them and comment and like their posts so they get used to seeing your name.

Our laws require us to offer a rental first come first served (first completed application that qualifies must be offered the unit).

Paid a top local esigner to come have a look and all she did was insult our cute little place that was doing just fine.....But I think where a designer could add value is by suggesting unique areas, like game rooms, coffee bars, outdoor BBQ/play areas, and stuff like that. 

Aim for 720+ for best rates, I suggest start building relationships with your local lenders.