It's also quite possible to buy REAL leather furniture that will last for a decade on FB Marketplace, much of it rarely used. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Depending upon whether they are a bank or a trust company, custodians are heavily regulated by the IRS, DOL, possibly the FDIC, State Banking Commissioner, and maybe the Comptroller of the Currency.

I would also be as transparent as possible.

Stay as far away from NEW WESTERN as possible.

Exactly.  20% down financing for investment property will not be easy but if you have a W-2, maybe it's possible. 

Quote from @Michael Smythe: @Kwanza P.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Tell the possible contenders you are interested in how they format their statements and what information they include.

Possibly some questions to ask yourself: How much higher is the cash flow in Akron?

I assume you know at this point but in general, the goal is the screen for a very good tenant and keep them there as long as possible.