I own several out of state properties.

BTW: most owners that have hired a PMC, don't want to speak with you, much less meet with you in person to hear a hyped-up sales pitch.Also, you want to do rental arbitrage - so, you will need to be properly licensed to manage properties you do not own as required by your state & local laws.- why would an owner want to do business with someone NOT properly licensed?

I would suggest finding those who are doing direct mail to note owners and get assets they can't afford.

Soon I'll be purchasing my first ever investment property (Virginia) (MFH) and I honestly feel like I made a mistake.

As @James Carlson said, there are a lot of legacy unpermitted "improvements" to properties in the area.

TLDR: Quicken (quickbook’s little brother) is super easy, cheap, and still overkill for someone with less than 20 properties.

Based on some online searching, it appears that the rate gap between conventional investment property loan and DSCR is pretty narrow at the moment.

A new owner would get to be a part of that vote.  

I think my property would be a good fit.

We own 11 properties in Newtown & a duplex in Yardley.