Go for a local manager, not an online, discount company like Evolve or Vacasa.Try to interview several managers.

I currently invest exclusively in Ohio, but I'm beginning to receive enticing leads from commercial brokers located outside the state.

If you can't find the deals at the right discount, then maybe you can create the discount.Buy one and flip it. 

Bulk Purchasing: Work with large property owners, banks, or distressed asset funds to acquire multiple properties at discounted rates.

If you are single, however,  your exclusion is $250,000.  

It used to be almost 45% of all sales back when I started, today it's about half a percent and many are not great deals, because the work will cost more than the discount you get.

You don't want to discount the personal livability of an area.

Option A, we list at this price, Option B, if you want to sell at a discount today I have a list of cash buyers that will pay 60% of that price, Option C, if you will leave the existing financing in place and sell it Sub2, then some of those cash buyers will pay 70% of Option A, or some variation of that.I guess it depends on what city your are in. 

I'm currently doing DSCR and hard money lending and work exclusively with investors. 

I have a 90-day option to market a property, but Zillow is requiring that I provide a valid listing agreement showing that I "have exclusive permission from the owner to list the property.