A solid property management team (or maybe multiple PMs if your portfolio is large enough) is a must for out of state investing.

So you really have to do your homework solidly.

I think the 10-14% rate is where it will be for the next five or so years personally so plenty of opportunity

I personally don't like the idea of using OPM as is often recommended for people without their own capital.

Offered to intern/work for him at half the pay as his personal assistant if he would teach me everything he knew.

The violations would include 'the personal occupation of a garage as residence' while asserting to police that he didn't live in it, along with the power overloads due to use not in keeping with a garage rental.  

To a point made by another person who commented, you may be able to have a lender do a 'one-off' portfolio loan at a 95% LTV if they trust you enough . good luck.

Personally (as a STR-focused REALTOR), I would never give you numbers and tell you you can hit them. 

These sellers paid much less than what the going rate it today, likely have no mortgage or low interest rate mortgage and do not need to push rents to market value to cash flow.They get solid returns at their current rental values, have minimal headache with current tenants and they don't need to do major repairs to get their properties sold for a solid value. 

Quote from @John Fleming: I don't have any personal recommendations, but something below may help you in the search.Start by going to www.narpm.org to search their directory of managers.