Are you currently managing your own properties or do you have a property manager because many times a property manager can perform the work needed for it to be turnkey.

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

I'd start by talking to others who are landlords or property managers in your area.  

Yes, I'm a Property Manager in the greater Phoenix area.We are a mid-size property manager, large enough to have great tools and support but small enough to provide personal service.

I am a single house landlord and manage the property.

It’s on the rise but you just have to be selective regarding location and try to go for turnkey or keep it minimal regarding rehab  So you don’t have a nightmare story trying to manage a rehab from Out of Town. 

So now an employer has the affordability to afford the coach/teacher manager and the over-sized staffing.

I feel that MLS is not accurate because not all property managers put them in. 

I've built relationships with property managers who have distressed properties in their portfolios that can communicate directly to owners. 

I’m not going to replace toilets for that, but when the time comes and they need to be replaced I will replace with old school toilets that can manage the crappy situation.