Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

My market is a few hours from the bay area and offers many advantages over CA. 

Based on my understanding of the Customer functionality in Quickbooks, I agree that for real estate investors who might want a more cost effective option can utilize the Customer features (available in the Simple Start and Essentials version) instead of classes.

Usually I'll give undermarket tenants 90 days notice and offer a month's rent in moving assistance if under rent people exit in the first two months (though Ohio does not require it). 

As a beginner in real estate, should I decline to sign the offer with my agent or lock in, order an inspection, and then negotiate?

I'd throw it in a high yield savings account, but all options you mentioned are fine. 

Although infrequently an option, often in Oregon sellers have a low cost base and a zero or smaller existing mortgage balance.

@Ryan McCann If your location is right, the market not too busy, and you offer something good you should have no trouble.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!