I guess I just haven't yet come across a property manager that isnt trying to do the bare minimum... but definitely there is value in a PM that does what is needed. 

Hi Josh, I would consider investing in other markets with bare minimum 1% rule.

Appraisers can't tell unless they've been in lots of comps themselves whether an "improved deck" in that area generally means an outdoor kitchen, pergola and fire pit with high end appliances or a $500 grill and an aluminum sink in the corner of a bare deck. 

Becoming that expert in that certain area.Alex Again bare with my seplling, and grammar.

I'm going above and beyond to get this deal done because no one else is willing put in more than the bare minimum.  

You might want to look at their help pages or, if necessary, contact their support staff.I will say, don't do the whole state of Rhode Island, if it's by county then just start with Providence county since you'll tend to get the state's most populous areas anyway and even just from that it will probably cost a lot more to mail to all absentee owners in that entire area than you're expecting, so see if you can find out how many results you'll be getting, before paying to download the entire list.Figure out your cost to mail each recipient, which at the bare minimum would be postage, but if you're using service will probably be more, and then do the math to figure out if you really want to spend to target the entire Providence county area.My recommendation would be that if you can limit it by city, just start out with the city you live in, that way if you get calls it will be relatively easy for you to go check the properties out.

If they are already financially struggling and barely making rent, they may decide to leave and in that case, you did yourself a favor.

Being based in WA or not should have no baring on the choice.  99% of DSCR lenders will lend in WA. 

Not a home run, barely a base hit, and to be honest I would probably consider it a sac-fly.

Investors tend to lend a lot of risk to a principal brokers E & O policy.If you are an investor barely doing deals and want to do exotic deals where many things can go wrong and pay a low fee you might not be appealing to many brokerages.............. : )These brokers building tons of agents at low fees are basically mills.