Then pay them a fee for finding the deal and pay them 8-10% of rents to manage the rental(s).

I am also planning on using a property manager as I have an 8 - 5 full time job.

Long term rentals are easier to manage and come with less risk.

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

Build a strong team with experienced lenders, real estate agents, and property managers, and educate yourself through books and podcasts.

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

Are you currently self-managing or do you have a management company?

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

This role would be entirely passive income as we would manage and supervise the day to day construction.

@Phil Petite Forming an LLC in Tennessee is recommended if your rental properties are located there, as it simplifies legal compliance, avoids the need to register as a foreign LLC, and aligns the LLC with Tennessee's laws for property management and tenant disputes.