Before you even address your original question.  

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

Anywhere near Evens has gotten very expensive, so cash flow will be tougher.

Depending on the ARV some are even able to get out all the funds they used to quickly rinse and repeat

Not sure how many PMCs you've had bad experiences with, but we'll take exception to:"Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health)".BP seems to have more threads about screening mistakes by DIY landlords as opposed to PMCs.Now, if you'd have mentioned Maintenance, you'd get no argument from me:) Even the PMC industry acknowledges maintenance as one of the biggest challenges.Rereading my post, I kinda see how I sounded negative toward PMs.  

Those were the situations where I was looking for ways to make it work.Don’t come out the gate haggling, or even discussing the terms at all.

I am in a large syndication group too where GPs are not even allowed.

If that investor hadn't planned it carefully and re-invested that money into the property or even the purchase of another then a recapture fee would hit them hard. 

Or should I use the new Oregon address for the LLC even though I don't yet live there?

They FORCE you to sign up for their merchant account even if you do not use them.