@Elma Van der Ryst There is a lot to unpack here, so let's start here.

I’ve come across numerous times being tied up in avg deals cost me a great deal

I have tried numerous services, all woefully deficient. 

Credit score and cash reserves have a lot to do with it. 

1 mill would be a lot to blow.

@Chris Seveney I think it has a lot to do with the quality of them verse the amount they are being paid, and the amount of work those BPO agents are accepting to get that dollar per drive/work amounts to.

If you spread too far then it gets counter productive because you have numerous PM's and too little local knowledge.Then I moved into my nicest and least profitable OS property and now manage them myself; they are all within an easy hour drive with virtually no traffic.You have a very long list of states and cities there you might try to narrow it down.

My ultimate goal is to invest in real estate, so it means a lot to me that my mentor has RE investing experience. 

I am also a PM and Realtor here in Toledo and I have seen more investors here in Toledo, than the other cities that I invest in (Not saying they do not exist), Toledo has a lot to offer for OOS investors, I believe if you search, you will find there is a great deal of opportunity here, from MFH to SFH, Fix and flips and turn keys. 

Hi,I've started a blog called "bad landlord" in which I aim to share my lessons learned from my numerous mistakes as a real estate investor.