Separate utility from excess & bling and stop trying to impress people that don't matter (like strangers on the freeway looking at your newly-leased $700/month Mercedes - foolish!). 

But my rates are very high on BDC because there's no way to collect a deposit online from guests (and I'm not going to ask for cash in hand like BDC recommends). 

Online and by one in one How did you finance this deal?

post/code the deposits and expenses (loaded comment) Without even yet talking about expenses, just Deposits for example: Quick book takes time if you invoice and let renters pay you online.

I have started working with the mortgage broker my realtor recommended, but would like to get at least two other offers to compare.Mostly curious about going with a local person vs. some of the online sites, like Rocket Mortgage, etc.?

I still have plenty more to explore, but am I just going to be treading water if I keep looking for contractors through online sources (yelp, homeadvisor) that won't blow my budget?

I advise you against looking for an online boilerplate paperwork.

Then I would start with an online search for whatever they are called in your state. 

I haven’t heard of this property management and I have not been able to find many reviews online. 

I cannot tell you the many times where the pictures never matched the house I was looking at online.