If you are investing out of state, then do you already have a good property manager lined up? 

The key to investing out of state is finding a good property manager.  

My top recommendation is to begin by contacting property management companies in each target area.

I have a team that manages our ads getting $15-20 leads nationwide wondering if AI is beating that.

Here you are basically hitting it without needing to manage a property in another location.

5unit is probably manageable.  20 unit is work I would think. 

I am reaching out to other OOS investors how do you manage your rehab when it is way past the timeline.

I have been following the Real Estate Investing industry for a while and just recently decided to put my focus into it and implement a plan I had in mind for years.So I went down to Puerto Vallarta I put together a team of local realtors, brokers, contractors, property managers and a lawyer. 

I think a better option is to get a job in property management.

I manage almost 400 apartments in Cook County at this point.