Another trick from investers I’ve worked with is chatting up folks at local meetups who’ve recently navigated the same municipality.. they’re often happy to share how fast or slow things move.

@Van Lam I had a client just run into this recently.  

Nevertheless I am local now and I have that real estate desire (which never went away).

@Kris Lou Many factors go into PMC pricing:1) Locality (city/state)2) Neighborhood & Property Class (time to manage Class A < Class B < Class C < Class D)3) Property condition (slumlord properties hard to manage)4) Number of units (some economies of scale, but not as much as owners think)5) Owner expectations (some owners really want a personal assistant!)

Network with local investors to understand what formulas they're using.3.

I have a spreadsheet I created for clients.

Then, we share them with our clients.

Relationships are key -this off-market deal was found through a longtime realtor friend and my last seller financed deal was through a landlord/client I worked with for several years. 

I’ll obviously contact a local attorney but any advice or suggestions would be helpful.  

And also the local job market.