@Troy Jones Even though it sounds like it may be tougher to find a deal in the market you ideally want to operate in, I would recommend taking the extra time & effort to find a deal in a location/market you are comfortable operating in. 

Just wondering if they are a trustworthy company and how they operate?

You might be better off that you learn more about  partnership memberships where you stay in control and just offer them income without being into working on the property's day to day operations. 

I like accrual as the operator myself makes paper work easy and helps with your cash flow.

Virtually no way to enter from outside.

Hi all,Context:I've been using a Property Management company that I loved for a while.They were pretty independent and was just able to do manage without much of my intervention.But probably 6 months ago, they've switched to using Virtual Assistants and they are now fairly incompetent; instead of making their own decisions, they're asking me for every little thing.

There are many options available that can get you 7+% return on average per year, one of them being investing passively in large apartment complexes with experienced operators. 

Late December rents are ~$250/night (weekend and weekday are virtually the same with New Years Eve being highest).The prices our PM sets results in very few vacancies. 

Today not many bank owned properties and even it is they're ok with it as long as you can provide operating agreement and articles of incorporation to ensure arms length transaction.

The government pays part of the rent and tenant is responsible for part of the rent - the ratio is determined by the government.Pros - government guarantees the rent and depending on the situation, the rent checks are virtually automatic and like clockwork.