.: I invest out of state in C-class neighborhoods in the Midwest.

Sounds like an easily executable deal from what you've stated but likely need more color to offer path forward, terms, etc.

Clean Photos, Clean Bathroom pics, Stated bed size. 

Here is their description and note site Their terms state: "With whole note investments, the investor transfers the complete loan amount and is the sole owner of the 1st position on the loan.

Our property managers are trying to get us to sign a new clause stating that if we want first right of refusal to do our own maintenance on our properties (and not just have them handle it automatically), that we need to respond to any maintenance request within 24 hours (telling them we want to do it or telling them they can do it), complete the work in 7 days (if we say we want to do it), and do unit turnovers in 2 weeks. 

Create columns for Name, Street Address, City, State, Zip and then contact info: Last Contact, Relationship, Status, Email & Phone.IMPORTANT: do NOT ask people for THEIR business, ask for referrals!

Don’t forget to pay your state of OH income tax, even on the formerly tax free money you are transferring out of NV in to a state with income tax. :-). 

We are out of state and have local property managers.

NH has good opportunities for both cashflow and appreciation so may be a good idea to start there to get experience before going out of state.

Follow the lease and the laws in your state and start the eviction process.