The concern is that some of the potential "buyers" are really just competitors looking for industry info.  

One issue giving me some concern is the limited opportunity to force appreciation with this property. 

I have started looking in places outside my area, but I'm concerned that because I'm so far away I won't be able to make the right decisions when problems come up. 

@John Blythe At that price, I would personally be concerned with what your capex would be.  

If you want to stick to your location you will have dance around your numbers...and that's a dangerous dance.

Concerned they are not legit.

A PM is an intermediary and their business is NOT refurb/rehab and if you elect to use one, they'll just smile and proceed without concerns other than you pay the bill.a) network with friends who have remodeled recently to get names and first had references - - one of these are work 10x any website review.b) learn as much as possible about what you WISH to be done vs what actually NEEDS to be done (ie know the needs vs wants problem we all have) as there's lots of cash between them.c) read up on contractors bid process in your state, the allowable deposit and how to make progress payments.d) set a completion date with penalties for missing it.e) a contractor must have a license; verify and find complaints. f) must have liability insurance and be bonded (this protects  you from him just walking away).

@Skip Gilliam I sense a potentially dangerous combination of circumstances: you have quite a bit of accessible funds, a lot of motivation to get into RE, but not very much lexperience.

One of my concerns is not being able to close within 30 days with a bank loan and possibly losing some are all of my deposit.   

For sake of respecting the rules of the forum, I'm not going to start explaining things or promoting the service, but would be glad to answer any questions or concerns you have about it.