Whenever you are buying a property out of state you should do a few things to ensure it's as smooth as possible.

I would like to transform 2-3 bedroom to super hyper Disney themed. inclusive of slide bunks, wall wrap, lighting, sound etc. has anyone done this and give insights as to the general cost?

Sure Holidays, but if all running smooth, well...

It's been a really smooth, quick process.

So long as you market & price the properties correctly it can be a very smooth & easy process.

A smooth transaction while being at risk as a seller or buyer or in a straw man position needs to isn't a valued use of time for less as a business.

No pricing issues but I use PriceLabs and its integration is smooth.

Given you are willing to be active, the first question is do you need a smooth $20k/month? 

Whenever you are buying a property out of state you should do a few things to ensure it's as smooth as possible.Don't buy in the roughest neighborhood in the urban core.

I'm not sure if you could make the numbers work once you tack on their fees (they have a sliding scale depending on the service you want, which in your case I assume would be the most expensive "you take the wheel" service).