We manage a property that was having drain field issues for awhile, got estimates and had the owner approve one of the vendors.

It is surprisingly easy to manage out of state and if you want more tips on how, check out Bigger Pockets book "30 Day Stay" on Mid Term Rentals. 

Since your goal is getting into commercial real estate, it might make sense to start with a smaller rental property like a duplex to get experience managing an investment.

I get it with the builders.. we saw that big time in the GFC however the deals I saw was them walking away from substantial EM deposits deep into the 6 figure range.. we did well picking up some lots from lot developers who had this happen to them..

Property Manager – This is another one I really need help from the bigger pockets community in the local area.

The same is true with property management.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

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.

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.

No management costs as it would be self managed, and estimated property taxes by the average of the past few years.