I started out with the other guys, getting a couple LLC's done but became disappointed with them because of response time, and conflicting information.

If you have a network of a couple consistent buyers, that's all you'll ever need.

Hi everyone,A couple of weeks ago, I noticed a seemingly vacant and distressed property near my current residence.

So every couple of years we get to the point where we can’t accept the PM company’s performance and we have to look for a new PM and hope we find a unicorn. 

And got a couple houses from random lines of credit from banks.

No way to say for sure since each lender is different and I have no idea of the terms you need or your FICO, but it is typically the prime rate plus a couple of points.

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

I will be fully moved to Denver over the next couple of weeks.

It's a winning combination of direct access to industry experts coupled with building lasting relationships and get direct feedback on your strategies in small-group format.