You need the right solution for your day to day operations.Your need is to make the management side easy, so that you can analysis your accounting, business and management all with only one entry.

When you say "we," are you speaking about your business or your personal tax returns, or does your business flow into your personal returns because you file as a sole proprietor?  

Operating your rental like a business is mandatory to protect you, your ROI, and your property.Hope this helps...

Unfortunately, the tenant didn’t think me showing up to have a brief conversation was important enough to fit me in her busy schedule.

I have experience investing (own 2 STRs and an assisted living home+business).

With an LLC, you may be able to deduct business expenses more effectively and avoid double taxation.

You can put your license in referral at most brokerages and pay no fees and still be able to do referral business.

I only pay for BP leads and all other business comes from my sphere/referrals. 

So, yes, you can absolutely have a great rental business as an out of state ( and even international ) investor, as long as you have a solid team that are your boots on the ground. 

Now more than ever, I am seeing offers required to be submitted through a portal where the listing agents want no business being involved with up front negotiations.