Partners are happy because I don't charge an exorbitant fee and do a much better job.

If you don't specify a charge in your listing, you can't collect it. 

The Midwest is probably your best bet for a number of reasons.

My take on this is to underwrite purchases based on expected LTR rents (I like rentometer and the BP's own rental estimator), but start charging 1.5x that rent for your MTR.

They can serve the initial notice to vacate but the actual court filing needs to come from you as the owner or through an attorney.Given you're out of state, working with a local eviction attorney is definitely your best bet here.

Also would charge points at origination and bump the rate up a point or twoReason being my guess is this borrower can it get conventional financing so they are a higher risk.

Most folks are charging 10% of the rental rate for monthly PM fees. 1 months rent for a leasing fee and couple hundred for a lease renewal.

one thing is your lending your money way under what private money should charge. unless your just doing your friends a favor..

As you know, marketing and price are both very important, and vacancy will significantly impact your income, so you are almost always better off charging a lower price and getting it filled with a good tenant.  

Your best bet is to go to real estate networking events near those areas and talk to those who have invested in those areas.Best of luck!