Can anyone recommend good companies to root cause  and implement solution to fix this issue?

Borrowing $200K at 4-5% will cost you $8000 - $10,000 of interest each year. 

I have little confidence in turnkey providers, deals are already hard to come by, if they take another 20% cut before.. much better to buy a property from an owner that is in good condition.

I own a 30-unit community and found it much easier and more cost effective than the 1-4 family and flips that I was doing before that acquisition. 

Every project needs a quote and you should be able to estimate the material costs.

I've seen estimates that are off by 300% when all said and done (e.g. the original bid was $10k but the final cost was closer to $30k).

I believe they are recouping costs associated with loans they don't close.

For example do you have a great w2 and can you afford to cover costs of a major repair or 3 months of vacancy?

However, you make a great point about starting local and dodging PM costs to start...

They will have additional costs for mailing & online campaigns to get leads.