I value my agents from other companies and stay loyal to sending their clients back on their next purchase or giving them a referral fee if I have a property that their client buys.

Set a utility usage cap that is stated and agreed to in your lease agreement.

However, they are merging with another company next month which does NOT have MLS-only memberships.

Reliable property management is everything, especially as out-of-state investors.

And specifically, any singular SubTo can be prosecuted at any time at the federal or state level if not done legally and properly.

Also, I am an out of state investor and the properties are 450 sq ft which they don't like either.

Probably every dialer company has lists they can sell you.I think it is better to call yourself vs using cold callers. 

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Find a local agent in the area, it was an out of state investment.

The previous year's Property taxes as an out-of-state rental were $5,893 at a $266,868 Tax value.If this is an investment property, you would need to get at least $3,500 in rent per month.