But the law requires them to present all offers, not just the ones the agent likes or wants to present and it got me deals the seller would have never seen if left up to the listing agent, and it didn't allow them to contact their buyers and shop the deal.

I conferred with our local locksmith shop as to which products hold up best.

If you have long-standing tenants (good relationships with them), and few maintenance issues, I would try to manage from afar.HOWEVER, before relocating, I would also shop for property managers to see if there is anyone you like, in case the new job/new city demand more than you think they will.

I quickly found myself in the drivers seat and realized after shopping for 3 months, I was better able to find value in my market than the agent I hired.  

If you go blow it on a shopping spree you are asking for trouble.

I couldn't get that kind of rent for a 2/1 in some of my CA markets unless it's a special property (acreage for animals or shop for home business, etc).

Shop the competition a bit and get a feel for rents and quality of properties.

Here's the list: liquid hand soap, paper towels, kleenex, toilet paper, plunger, blue paper shop towels, canister of clorox wipes, first aid kit, large garbage can, large garbage bags, flashlight, step stool, contractor's roll of paper for floor protection, handyman tool kit, bottled water for the crew, N95 respirators, hearing protection ear muffs, cleaning gloves, work gloves, safety glasses, cleaning supplies caddy, repair supplies caddy, inspection tools caddy, shop vac, broom, light bulbs.

However if you are talking larger projects like a 100+ unit building or a shopping center it is harder to get something substantially below market.

There isn't one person on the planet who is going to go shopping for a rehab home done by Turn Key Kick *** Eat Off the Floor Rehab Homes, LLC and pass on everything else until they get one of those babies into escrow.