We let them rep us on the buy & resale once it's renovated/built, and they are happy to try and work with us on a deal where the seller wants an all-cash, quick close, or the home won't work for conventional lenders/end-buyers, etc.It is hard to find 60-65% of ARV deals, but that's why we are still around!

I had a great experience with my TK provider, but I also started searching the MLS for properties in the same area and came to the realization that I could just buy some properties myself and hire a PM.

If this is what concerns you hire a buyer's agent because you are focused on the wrong things altogether.

Work with a CPA for tax strategies, leverage each partner's strengths, and keep communication open while maintaining detailed records and hiring professionals to streamline operations.Good luck!

if you buy a random property 3000 miles away and have to hire out everything and overpay for everything you won't.

I have seen far too many times where these do not hit pro forma due to unexpected problems like theft, crime, etc.And, on top of that you are not even going to be in the US and have no ability to supervise and make sure that the people that you hired (who are not aligned with you) are looking out for your best interests.

In my devious mind, I thinking like you that I hire a parking attendant, install gates and charge an entrance fee if I bought it. 

Some states allow the owner to hire employees to work on their behalf.

RE is a lot more active and involved, even if you hire a PM and a GC which BTW eats up your returns.

If you don't have experience, hire a public adjuster.