No management costs as it would be self managed, and estimated property taxes by the average of the past few years.

On a more enterprise scale, I employ RevMax software as well as a fractional revenue manager who looks at the prices daily on a market level and a comp set level. 

I currently work with investors who are looking to begin their portfolio in turn-key real estate and manage for them on the back end so they can still enjoy their everyday lives while having a resident in place paying down their loans. 

That's up to my operatione manager.

3) Buy a few out of state properties directly through an agent and work with a property manager to manage them? 

One thing I'll add to an off-market deal is you might find a seller willing to do seller financing.You said, "I don't think the time exchanged to manage SFH would be worth my time and the cash flow most likely wouldn't be reasonable enough to hire a property manager.

Cost to build is $350K (I am managing it all myself and calling in favors around the city to get low rates on materials and labor).

Even better if you can work for a property manager or real estate compnay. 

No management costs?

We manage a property that was having drain field issues for awhile, got estimates and had the owner approve one of the vendors.