This is one area where it helps tremendously to have per-existing relationships with people in the industry such as family or friends.

People?

I’m trying to move away from it, but was wondering if other people knew how to do it

Some people are okay with less others wouldn't touch it for that much.

It's an asset that will continue to grow as more and more people and institutions begin to adopt it as a safer hedge against inflation than precious metals. 

Some high and lowlights:- I had one tenant that brought German cockroaches in and then blamed it on me- Same tenant asking if her daughter can visit but failed to mention it was 5 more very noisy people- another tenant having constant loud arguments with his gf- tenant saved some of my stuff when the house flooded due to a pipe burst and another time during a monster rain storm.

Does anyone have experience employing out of town people with 20 plus years experience ? 

Are you referring to personal losses or other people had losses?

If you have three people renting together, combine their incomes into one to see if it meets the 3x requirement.However, nothing is that easy.

Many people don't want to self manage from out of state, and professional managers can suck up alot of the cash flow, and not do as great of a job as you would've hoped.