One of the biggest challenge I see now is to find a reputable PM from out of state that can help me to manage the property, but this will mean that I need to get a very good deal on the property in order to get a high enough return that makes sense.

Account Closed some completely obvious advice, but I didn't see it mentioned in any of your messages: make sure you're using a reputable title/escrow company to broker the transaction, even if you don't have any agents involved.When you say "cash", you're not actually talking about wiring money directly into someone's bank account, or a suit-case full of 100's, right?

From starting my career in property management to now owning several real estate companies and operating as an active investor, developer, and real estate agent, here is some of the best advice I can give you from direct experience regarding how to mitigate and manage home repair costs:Conduct Routine Inspections:Where my best advice (for numerous reasons) is to hire a reputable property manager to help manage your investments, at a minimum ensure you have someone perform routine site inspections at all of your investment properties.

We also have a very visible Kitchen & Bath remodeling business in our smallish rural town and an excellent reputation of 30 years that goes with it.

If you bought a certified used car from a reputable dealership in your area, you didn’t buy an investment.

Then, just yesterday, a local agent who is highly reputed indicated that the interest rates are going to go up along with inflation soon. 

Fremont county is a fairly small area and this contractor has a very good reputation.

Well, I only check online from reputable lenders. 

Having trouble finding a reputable hard money lender in my area.

The benefit of working with a bank of the front-end would be lower costs.Hard money or private lenders are often used because many are set up for the express purpose of financing the purchase and rehab of an investment property.It wouldn't hurt to call some local banks and also use the 'Network' tab on BiggerPockets to find some reputable hard money lenders in your state.Best,Michael