You can ask the current owner to deliver the unit vacant.

Typically less experienced sponsors have more investor-favored fees/splits because of the higher operational risk (inexperience) and then have more sponsor-favorable terms as they accumulate a track record of delivering (and over-delivering) returns. 

Turns out that for $350.00 we could have a dumpster delivered, we told the tenants that was their chance to do the spring cleaning of their “treasures “.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Preferably if they would deliver to my job site if possible.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Growth and what the economic drivers are in that specific area!

Do not communicate with anyone about this property until you have a signed contract that youve delivered to your title company.

Prices drive rates.

Make sure they at least deliver all of the things your current management company does (in terms of tenant screening, tenant moving out, responsiveness, maintenance, etc).If you like your current management, you can try to negotiate some terms with her (perhaps offer to take pictures yourself, or do the listing yourself, etc).Hope that helps!