@Keith Meyer the 1-2% rule doesn't doesn't hold up in most markets and metro areas for SFRs as it is now, so I don't think it's that reliable to start with. 

If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff. 6.

I also need to find a reliable contractor to work with.

I find that’s the most reliable means of establishing my CapEx reserves.

Any info is appreciated. any suggestion on a reliable source that I can get good info would be appreciated as well.

Saving money on fees is not worth a sacrifice in quality of service and reliability.

Can anyone give me a recommendation for this or any other reliable contractor that you have worked with in the Rockford area?

I much prefer a SEC 8 tenant in a sketchy neighborhood or street, because finding someone who both verifiable and reliable income that meets my incomes X rent requirement is tough, and one life bump will cause the rent to go unpaid.  

The upside is that they are very reliable, efficient, and quiet.What about a point-of-service HW heater in each unit that only feeds the w/d?

Unfortunately this has been a very difficult process living out of state.I am looking for recommendations for either one of the two options:- A reliable property management company to take over.- A companies that only help out with showings during vacancies and I will handle the other day to day operations after a lease is signed.