I would consider looking for a new property manager to see if you can lower your costs and explain what your problems are. 

If I heard right the account may be free and it is a $399 fee per transaction you do.

Any recommended companies/people who would be able to assist with handling such transaction?

Finally, I did a lot of FSBO transactions years ago, and was always told by real estate agents that I was basically an idiot and would do SO MUCH BETTER with a "professional" representing me. 

As money is spent simply tag/categorize each transaction into the right section.

It seems really useful and has shown me some cool properties in different markets, but I’ve tried cross referencing the numbers in airdna and get much lower estimates than what the newsletter shows.So I’m cautious of how accurate it is.

For example, maybe on a duplex you offer full price, but the Seller covers closing costs and buys down the interest rate, lowering your monthly expenses.

Unless you are using commission, bonus, or have variable income to qualify, you should not need to wait 2 years for conventional financing, which will have lower rates and less down payment required than DSCR (assuming you plan to house hack).

I live in Seattle but started in 2020 by buying in Memphis through a turnkey company where prices were much lower.

However, I totally get that other states like Wyoming offer some appealing perks like anonymity and lower costs, as @Joshua Davidson mentioned.