@Erin Legler, I met with RM and came out feeling good about their team and services. 

I used him recently and have been very happy with his services and have learned a lot from him.

I’m ready to take action but there is one small problem, I don’t want to go through conventional lending services.

And then comes a point when you decide whether you want to scale up or you're comfortable with your achieved state.

I’ve really enjoyed Cozy, but am now left wondering how much longer this service will remain “free”....

I would like to use the services of my own property management company without obtaining a license in the other state ....because i am not managing for a third party.Does anyone have experience with this scenario?

I have them all in a binder which the company sent to me for the service.  

If you are doing full-service condo-style lawn-and-grounds care for an SFR, then the tenant should be absolutely aware that you're going to be showing up on the property according to your own groundskeeping schedule.For something like installing faucet covers on exterior spigots, yes I would call 24 hours in advance.

It looks like you are calculating based on cash on cash, but I'd think you'd want to include some financing/debt service etc stuff in there too.There's nothing wrong with buying something for cheap. 

I like different real estate listing services for different reasons, Redfin, Realtor, Zillow, Trulia etc. however they all seem to give vastly different property tax estimates that can take a property worth considering offering on to one that simply wouldn't work.