So far, I've managed to build a really good team to support my business from agents and contractors to wholesalers and lenders.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

One important tip for you is that if you decide to hire a property manager, make sure to check if they are licensed.

I am looking for property management recommendations in the area, and would prefer local managers, but am keeping options open.

Licensed Real Estate Broker owns a Realty One Group Franchise and also owns a Property Management firm servicing Queens, Brooklyn, Bronx and Long Island

We manage several hundred multifamily units in and around Columbus, and have tried every different way to bill water - included in rent, split among tenants, and sub-metered.

They even iterate that they are clerks not managers and get NO TRAINING.   

We aren't hacks, but this is a very specific situation.If the IRS manages to actually hire those 87k new agents, then audits will be coming for all of us so get a good CPA.

I would also rely on a property manager in the Tulsa area as well.  

If we partner with a builder I am assuming they'd get a percentage of ownership and at that time we'd let them handle everything dealing with the actual development- land clearing, managing the contractors, as well as all other costs.