How would you suggest going about finding a deal and managing it out of state.

If this job popped up out of the blue, your intent was not to move within the 1st year, so you may be ok.If you are planning on building a portfolio of homes, it is safest to stick in your home for 12 months to reduce the appearance of potential fraud. 

Our job is to provide you assistance. 

i loved their videos and i did contact them, but am worried as some have suggested that they pawn you off to juniors and that their response is very slow.

I would suggest you up your rate from 8% to 10% to help off-set some of that cost. 10% is doable all day long here in Texas.

The rehab expenses don't line up but they are not stealing, I would suggest having a zoom call or sit down with their PM or account manager to see what is not lining up and where you see issues compared to what they have on their sheet. 

It isn't a big job but I don't want things to go south so I stay in it.Of course I practically live on this forum so I pass along any pertinent info I find as well as answer questions.

I've seen posts on here from a few years ago about rental portfolio dashboards, but all seem to be inconclusive or suggest a software subscription to have such a reporting tool. 

I suggest you start out by meeting like minded people and here is a link to a local meetup in the OC: https://www.biggerpockets.com/forums/521/topics/1225233-ocre...Good Investing...

You've done a great job with keeping your debt low so I have no concerns about your level of discipline to use/reuse a line of credit.All the best!