You can use the Bigger Pockets management finder tool to look up MTR management companies in the area and then I have a few recs I can provide if you are interested.Shoot me a message if you would like to discuss further and I can help you strategize to make sure you make the best decision possible!

I own 11 properties currently and I have only sold 1 in the past because it was a condo with a fraud HOA company.

I also want to make sure w seller financing there is an online dashboard i can log in at escrow or title company to track the loan paydown and monthly payments like w any mortgage bank.. did not see that on forums.

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

I own a property management company in WA, including Yakima.Here’s a rough breakdown of costs:- Management: 15-30% of revenue- Cleaning: $100-$200 per turnover- Utilities: $150-$300/month- Maintenance: 5-10% of revenue- Insurance: $1,500-$3,000/yearTools like AirDNA or Mashvisor can give you a solid idea of income and occupancy.

In my opinion, even if you partner with a local PM company or turnkey operator your returns will drop significantly.

Sadly, on BiggerPockets, some are quick to label companies as scams without real experience.

The only other question I would suggest is that you do engage a property management company to review your quad and review your monthly financials.

But as someone who’s been in the trenches of real estate investing for almost 30 years, I continue to see some flaws.Some of the flaws I have witnessed are when tech-driven companies seem to lack backing from experienced underwriters or seasoned real estate professionals.

Most PMC's will add extra fees to help the company make some extra revenue.