At the same time, you would like to maximize your investment until you move in F/T.

@Dwight HenningRecommend 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.

Quote from @Sebastian Bennett: @Russell Brazil Why do you expect expenses to go up? 

I'd expect these to pop up along the route.

Was fortunate enough to lease for higher than expected rental rates.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

@Lisa T.

@Ken Sanders Here in central PA you could use S&T Bank and Members First Federal Credit Union can offer both Lines of Credits based on equity you have on an investment property (80% LTV) as well as business lines of credit. 

However, there may be a commonly expected way of handling it in your area.

I expect the home to be worth at least 300k conservatively, but up to 325k.