That's where good people live, and good people make good tenants.But before you put money down on a house, I would find a quality property manager.

The more cash on hand the more options.

I'll settle for a variation of this and give a little, but I simply pass on PMs who hand me a term sheet with 10+ different types of fees.

instead, why not find a market 1-2 hours away where you can be hands-on / in-person?

I don’t want to just cut cost though I want to understand what I’m doing and be super hands on.

I've found deals in local online groups on Facebook, simply asking people for what I want. 

On the other hand, tenants tend to cause damages when moving these appliances in/out, so having them in place may be safer.I recommend you look at what others are doing in your community and price point.

It sounds like a few people on this thread don't really understand how PMC's operate or why they may charge extra fees.

Tough situation.Sounds like your mortgage forces your hand. 

They likely know people in the area, and then they might feel that you are trying all avenues to find the next tenant.