@Michael CliffordRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

We have our own irrigation system, we also have our own water source which we invested in.

Realtors are the best source for those leads.

For example, should I have one checking account that manages all expenses, such as down payments for properties and serving as the main source for rehab budgets?

One source I found stated the late fee to be 1.5% of the monthly rent, and another stated it to be 10%, and yet another stated 5%. 

You might also connect with Ecolibrium3 and Community Action Duluth to see if they have any upcoming housing projects on which they are looking to source local partners

I spent numerous hours researching from multiple sources the whole LLC question and asset protection matter and all the rabbit holes it opens.

Or you consider slow and steady options, such as partnering your IRA funds with other money sources.

I could probably continue to source leads by increasing my web presence and some local advertising, someone more local to the area would have a clear advantage, I believe.

It can also be used to track various sources of rental income to help you manage your cash flow.How to get it: Goodbudget is available from the App Store for iOS devices and Google Play for Android devices.Cost: Goodbudget offers a free plan with 10 regular envelopes, 10 “more” envelopes, one year of history, and debt tracking.