Update: I decided I will pay a $500-750 or so to do an initial hydro-jetting of the system. 

Consider starting small by house hacking a single-family home, renting out rooms, or adding an ADU if possible.

I would do between 50-100% or original deposit amount. 

I do already have a construction crew run by a friend who fixes anything that needs attention before renting out.

Or I would do a cluster of them on separate parcels or investment.

I think it is best for me in my situation to use an all cash offer, and I don't rent back to distressed sellers.  

There's nothing wrong with considering them along with other options, but I would be careful thinking they will get you more bang for your buck or a more honest operator.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

(Except something like 1/2 of a duplex where the rental 1/2 is worth as much as your exchange.).

Let me know if I can be of any help as you start this journey.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.