Hi Drew, I haven't hired the wrong property manager, I have met a lot of them and based on their offerings and there personality have been turned off by many of them. 

NJ-based, got some cash, purchased a condo almost two years ago, and need to invest ASAP but so scared of out-of-state!

I don't know where you are based, but make sure there is enough spread for it to be worth it to an investor.

The base plan for the tool that my team has created is $999/mo designed for real estate wholesalers and they love it.

Do some data-based analysis to determine if this investment makes sense as opposed to emotion driven decision making.

If you are just basing your analysis off of numbers, you'll be drawn to the Midwest.

Touch stay is amazing the ui is perfect. 

I am based out of Charlottesville and am just starting to do flips here.

Along with negotiating the feasibility period and due diligence periods I'd concurrently do 2 things based on your plan:1. talk to the solar companies in the area and understand their site selection process, how they structure their deals, how they operate, etc. 2. talk to the power company and see if they need more renewable energy and if building another solar project in that area makes sense. 

If the higher insurance rates are a concern for you I suggest staying away from the high rises for now.We are surrounded by multiple military bases so there is always someone buying, selling or looking for rentals in our area and surrounding areas.