The key is to combine the two!

Is there a reliable source to get this information from other than agents? 

One thing my property management company does, is that we give the tenant a move-in checklist before we give them the keys.

I’ve worked across various sectors of real estate, from residential to commercial properties, and I’ve built a solid foundation in sourcing, evaluating, and negotiating deals.Currently, I am leading R&H Capital, a division of my LLC, Property Pulse LLC, which focuses on raising capital for real estate acquisitions.

Let me know how it works out with them, wondering if they are a reliable source.

@Dwight HenningRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Meeting the material participation hours is absolutely doable, even with a property manager, as long as you stay actively involved in key tasks like marketing, bookings, and bookkeeping.

The key is understanding your risk tolerance, time commitment, and financial goals to find the right balance.

I'm looking for a new source of investors who are in the business of funding these deals.  

One key takeaway for future projects is the value of hiring professional painters.