I've talked to two local agents about possible price points to list at, but it almost seems like they are pulling numbers out of a hat.

Sees a lot of off market stuff because he is a property manager as well.The toughest part about investing outside of your locality is finding boots on the ground that you can trust.

Does anyone have a recommendation for a reliable, quality cleaning company with great communication?

Call every local investor agenda (look at the agents that have investment property listings and call them) and call every local landlord that owns multiple properties (you can get lists off of Deal Machine).

Not all PM companies are equal - not just in service but in helpfulness.

You could start with your agent or a local agent who supports investors and could have contacts to refer to you.Lastly, you could consider negotiating with a local PM to take on a hybrid approach to management.  

(Either with the roofing company, a heloc, or a personal loan.)Either way you will probably be way ahead on interest saved unless you have a sub 6% interest rate.

I have lived in Truckee for over 23 years and understand the pain you can go through dealing with a local government where the answer you received on Monday is different than the answer you receive on Tues, Wed, Thur & maybe even Friday if anyone is working.

NATHAN KUPPERMANthanks :)Fiona and Obie They appear to be a newer company - around one year.

I've found deals in local online groups on Facebook, simply asking people for what I want.