I would try and manage it yourself if you have the time and effort. 

They offer weekly training sessions on everything from investing and construction to vendor management, cash management, market analysis, and home underwriting.

I am glad you highlighted the management piece as this is a crucial part of buying in another market.Excited that you are stabilized and are generating cash flow on that deal. 

Ive been using the same for many years now and its my foundation for operations, follow-up, workflow management and communications. 

@Bri Hall I am A managing partner at a company that facilitates full-scale flipping, lending, development and portfolio acquisition amongst other things.

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Even though I wasn't a good asset manager, I made money on my properties. 

You know just as well as I do that the entry level SFH turn key model is nothing but a money grab for the turn key providers and PM's who ultimately manage the properties for them.

The utility company doesn't manage your property...they provide paid services until they're not paid anymore. 

If you live in CA, NY, Boston etc - the financial difference is big enough.Investing in your home town is always best, you have the home-field advantage and you can buy, rehab and manage a lot more efficiently.