Lawn, bark dust, trim shrubs, wash windows.Paint interior.New flooring.Do heavy cleaning to tub, sinks, faucets and appliances early to evaluate whether they need to be replaced.Other cleaning, repairs, and replacements.Install smoke detectors & CO2 detectorsPrior to placing ads, the following needs to be decided/ready: estimated unit availability date, how to handle utilities, market rent amount, deposit amount, any updates to application, policies, or screening process.

But 750 is about the most mail I can handle right now.

I belong to Orlando.

Generally, paying an attorney to handle the loan docs, title review, things of that nature that we can't recoup if the deal doesn't close. 

I am a broker in Missouri and I have a client that I handle leasing for (not management)  that prefers that I sign the lease as a "authorized agent" on his behalf.

This way, we can get some property management and home ownership experience in our first property and once we feel we have a handle on the one property, we can add another and another.  

However, a few expense items are missing or underestimated:Vacancy: I suggest an amount equal to 1 month's rent per year [$1300].Repairs and Maintenance and CapEx: For a $90K house (and without knowing the age of the house or it's major systems), I'd propose more like 1 month's rent to be safe [$1300].Management: Even if you plan to do this yourself, there is going to be a cost in time and money to address late payments, handle repairs, renew leases, etc.

I'll be responsible for handling leases, renting - everything that I'm doing now!

I believe this would be best, because even with the ability (if you have the margins in the numbers), you can get a PM to manage the property out in California and stop by the residence whenever you feel like it.The ability to check up on your property 3,000 miles away is much harder, and if you need to reinterview other property management companies because the one you have out there is not cutting it, it would cost a lot more to handle that predicament. 

Coverage on a rental typically is higher than an owner occupied house, but you aren't insuring the tenants' property (where you typically have coverage for your belongings) so it may be a wash.