As both an investor and Florida Real Estate Broker, I have spent way too much time on this topic and have found it to be dead end. 

We’re looking for:Non-clonable access fobsSecurity camera system for entry pointsMobile app access to doors and camerasFlexible arrangement of times at entry doorsAlerts via the appEasy way to manage tenants, move in/out Residents directory management Can someone recommend a system?

So you can find out what they were paying for rent previously, if it was paid on time and go from there.  

As a lender I see 30 loan submissions for every one I offer to finance, and close about half of my offers.As a note buyer I see about 10 notes for everyone I offer on, and close on about 75% of my offers.  

I’m a first time out of state investor and have yet to use a property manager.

Actually, you typically have more headaches with lower-rent tenants.So why would you not want to manage half the units for the same revenue?

Hi Sina,Sounds like you are excited about the the crazy ride of real estate investing. 3 year to be passionate is great - but it's now time to take action.I'm in LA and invest in the midwest currently. 

I have a mentor who fix and flips full time and will be assisting me on whatever flip I am able to get.

I have bought and sold a few houses but first time doing a 1031 since saving on cap gains makes sense.

I have heard time and time again that a primary residence is not considered a good investment if you really look at the numbers.