This is one of the pockets where the market bubble is rather isolated from realities which exist everywhere else :) Thanks Ben, So is the consensus then that there is zero interest rate risk on the horizon that we would need to plan for in our exit strategy in say, 5 years or is there a small but manageable risk, or a larger but manageable risk, etc.Well, I for one.. am not on board with this if that is the concenus.

I'll jump on board.

All this is to say that it is a viable business model, however you may have more challenges with the current state of affairs to get a landlord on board with the risk.

Because I'm located quite a distant away from my properties, I want to emphasize the quality of work of the contractors I onboard as part of my team - and thus am doing a ton of research up front. 

I always hear people say “Get out there and make offers” which i am totally onboard with but i am confused on how to go about it.1.

It won't matter in this case since they don't have any responsibilities.If you want your situation to work, I would consider inviting everyone to a group dinner, discuss the arrangement and see if they are on board.

Also, how do you onboard a new property?

You should be on the same page to proceed, but I don't think it's inherently bad that many PMs don't want to onboard a client just to have them leave in 2 months or even 7 months.

PM if you'd like a few different VA options (I've interviewed several); some do charge for process building and onboarding, some don't; 4k is bonkers!  

So far, both sides are on board with seller financing, 10% down payment, 30 year amortized loan with balloon payment at 5 years.