This home was purchased from a trust that had a difficult time selling the property.

We self-manage, but have a trusted neighbor who greets for us and keeps an eye on things, and just kept the cleaner and handyman that were on staff before we purchased.

This is my day job, and in my home town, and I have plenty of first-hand experience with your local judges; If your lease is correct, you can trust them not to reach a security deposit issue before it is ripe. 

I agree with @Frank Chin, I don't trust a tenant to maintain the lawn maintenance/snow removal, not worth the hassle and possible fines. 

Third I would start in a low risk place and you and the investor can have more trust.

I am the sole beneficiary of my parents' living trust.

However, I think my problem is not having connections yet, or trusted connections. 

Is there another area near you that you know as well as you’re current location or an oos location where you absolutely trust the team that would run it for you that has a much better return? 

I can recommend that I personally trust.

Bigger Pockets team, Several months ago while "driving for dollars" I ran across this beautiful home in the downtown portion of my home town.  I was able to talk to one of the neighbors next to the vacant home and she...