I am a property owner and dont want to be woken up by phone calls.

I live in Washington State where housing prices are pretty high and couldn't afford a rental property out here so I starting looking on Zillow for places that were more affordable and came across Dayton and the numbers seemed work out so thought I would try my first rental out.

If I go with the 5900 policy I will be operating at a loss and I will be forced to sell the house. 

3) Do you own your own home, or can you 'house hack' if necessary?

----I do have a 'rental' in Joshua Tree House....

@Jose Almonte  In the multiple states, where we have rental houses, the tenants pay for all utilities, shovel the snow, mow the lawns, and take care of minor maintenace. 

The renter paid for his mortgage and he was essentially able to live in the house for free. 

We've come to realize that the Boston market is too tough and the numbers don't make sense (to even house hack), so just recently, we decided to hone in on Plymouth, MA... with the idea that it could be a good tertiary market to do furnished rentals (thinking short-term/AirBnB in the summer, and mid-term in the offseasons).

Me and my wife are planning to purchase her mom's house. 

@Sean SpagnolaRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.