I manage with simple notes, spread sheet, even just making tags in my phones SMS to search back and find that person every 30 days.   

Communication will be huge when getting connected to a large asset.

The concept of material participation is not simple, unfortunately.

Yes, you can take advantage of it through a simple LLC or partnership agreement. 2.

We come across a lot of owners super frustrated with their current manager and the main issue seems to be communication, on top of cleaning/maintenance and lack of attention to detail. 

It’s where and how accents are created  New Yorkers and Texans speaks much differently than a Californian If possibles, when communicating with a prospect try and Match their accent. 

You'll need a trusted team on the ground, you'll need communication and transparency.

This is pretty simple.

I have no experience in the field and understand fully it's not a simple endeavor. 

Rent Reporting Service to credit bureaus for the debt is effective and simple, pro is low cost, set and forget and high success rates, con is while you can report all unpaid rent you can't report damages unless they are quantified by an order from a landlord tenant board or small claims court.