@BOB CRANEYCongrats on what you've accomplished.There are several ways to build wealth; I'm from the school of go big with syndication.If I were you I'd get to know, trust, and align myself with a reputable team of operators that utilize 506b exemptions in their syndications and:A)  Qualify each other and build a substantive relationship so you can begin to analyze their deal flow and ultimately invest in 1-4 of their opportunities. 

I don't recommend throwing out offers more than 10% lower than the asking price though as it really gives you and your realtor a poor reputation for wasting peoples time.

It is a national trade group with 1000's of reputable managers.

Most folks, including myself are scared to invest in the montesano and Aberdeen area due to the reputation of poverty and drugs.

Getting involved with property management companies with good reputations may give insight and pocket listings with management in place that can stay in place and maintain the status quo while you are out of the country.  

But the rehab on our current residence went wildly over budget (1840s house coupled with insane Boston-specific issues getting contractors) and then we had a little accident (my beautiful 1-year-old son) and between the HELOC payment to cover the overage on the rehab and the extra $1500+ we're spending on the kid's childcare, college savings, and plastic kid crap I am now much farther away.And no, we're not moving.

If not I wouldn’t worry about it.If you have a specific out in your contract then true there’s no harm except maybe to your investor reputation.  

Can anyone in the Warner Robins area recommend a reputable property management company?

Please send me any reputable general contractor you have. thanks for your help.

I will go with an experienced lender any day because they have a reputation to protect in addition to skin in the game.