These were financial mistakes we made when we were younger, and unfortunately, they snowballed over time.We currently rent but own a rental property out of state that cash flows $600/month and has about $190,000 in equity.

I regret not hiring a GC as I acted as my own.

Because it takes "an expert" to explain novation, avoidance of due on sale clauses, ignorance of state foreclosure rescue statues trusts, why you don't need title reports, attorneys or reserves, and don't forget to throw in the Garn–St.

You can find profitability most anywhere - probably even in your own backyard.  

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

.However...... with it being out of state you have another issue. 

Who owns the LLC? 

Being an out of state investor and having a full time W2 profession along with other responsibilities as a mom, this was exactly how I wanted my investments handled.

A lot of cities require you to get a work comp policy if you are an owner builder unless you hire all people with their own policies.

Quote from @Red Smith: Sheriff Sales are conducted by counties, so each county will have its own individual rule set for how the auction is conducted.