Communication is highly important to me as well. 

I live in Seattle, WA but due to the limited inventory and high prices I want to invest out-of-state.

.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

Thanks for your guidance because without it we may have bid too high. 

I would highly suggest finding a bookkeeper who specializes in REI as our industry is a different animal that a regular business and the bookkeeping is a bit specialized as well.

@Nicholas A. your shotgun approach has a high probability of getting the exact quality you put into it.95%+ of real estate agent, many of them posting they are "investor-friendly", only know how to deal with owner-occupied transactions. 

Are cold calling or broker relationships more effective?

Despite the fact that the market has dropped significantly both in rent and price, I still think the market should be considered high risk/high reward.

I highly recommend you reach out to him, he is fast, professional, and does amazing work.If you would like me to make that connection, reach out to me.

If you are a beginner, I highly recommend exhausting your conventional options.