I love this community and want to focus on success locally, plus I like being able to physically visit my properties.

You may need to physically collect rent the first month if you do not have enough time to set things up.Great job on your first rental. 

When the tenants in my house told me they'd be leaving last spring, I reached out to my fri me for advice, and it's morphed into him getting tenants in there and receiving the phone calls from tenants and then calling me to come up with a solution.I like having control of everything that's involved with managing my place, but am so thankful he is physically there to keep an eye on the property.Every time I bring up paying him he says that we can do a pay as you go because he doesn't think I'll get my money's worth with paying him or someone else 10% a month, I agree.

In my opinion, regardless of a physical contract, you've entered into a business relationship by agreeing and not to do or perform certain items.

Are they truly custodial, or only offer administrative support?

As far as physical design, it's more art than science, more talent than skill.

Off the shelf rentals in anything close to decent condition aren't hitting the 1% rule anywhere in Utah including Ogden.The way we're doing it is by purchasing physically distressed properties and rehabbing them.  

I physically resided in my primary residence for 22 months, then was sent out of state for a year-long training course.

They are actually located physically in Laguna Niguel. 

Your experience will surely differ because of the physical distance between you and your partner.