I've worked with several management companies through our projects at Better Coast Capital, and this is a list of the key factors I usually look for when selecting a new one.

I placed 50 bandit signs over the weekend and am now getting threatening calls to my Google voice number from the dreaded sign police!

Unless you will need an Attorney to sign documents on your behalf it doesn't really matter of he is 3h away. 

Require 1st and last month upfront, and sign 11 month leases.

Rather, I would ask a general question like "can you pay move-in costs upon signing a lease?" 

I expected to pay the first month rent to get a new tenant but when it’s just admin work of sending the existing tenant basically the same lease and getting them to sign it, I can’t justify anything more than a nominal amount, especially when I’m paying them 8-10% each month to manage the property.

@Kemar Daley I would ask for a signed lease agreement, even month to month should have a lease in place.

What would be the advantage for the renter signing that long?

Put a sign out front and Banditsigns. around the neighborhood go up and down your street and ask neighbors if they know anyone that wants to buy house on the street  you can put an ad on craigslist Good luck

To me it doesn't seem like you are any worse off than you started unless you have a signed and executed contract.