If possible find a local partner that can potentially put some skin in the game. that local partner can then become your eyes and ears on the ground2.

You receive the utility bill and pay it, while collecting from the tenants.TENANT PAYS When the meters are separated per unit, make it a requirement of move in to have the tenant provide their utility account numbers to you so you know they are set up and not being billed to you. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

@Danny Celestin- thanks   1) yes - there is a large  difference bwtween  investment property and  preimary residence pricing  2)  assuming the 2 quotes provided are for  investment  properties - these are not too bad for a 2-4 unit purchase 

My guess is  @Mark Ainley or @Bob Floss II may be able to provide you some insight.

So, the one step you have been missing is recording a transaction whereby you provide cash to the LLC. 

If just starting out maybe do a small flip with a good mentor in your local market or buy your first rental to learn the game and start building that wealth.

Why would someone give you any money and more so, why would you take someone you know's money when you have no experience, no game plan, and a misplaced idea to buy distressed which is the hardest thing to buy and salvage for new investors?

My ultimate goal is CASH FLOW (comp rentals $4200/month).Doing the deal cash provides the most cash flow but I would like to BRRRR and recycle that money into another property down the line and grow my portfolio.Thoughts?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!