@Arron Paulino you can find some great information online (youtube) from Pace Morby on this subject. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

We've already taken a few online courses and read some books, so we're getting our head around the multi-family syndication business.

I'd say the quality of leads vs other online sources has been and still is pretty good. 

Yes, you'll probably get some pitches - it comes with the territory - but legitimate meetups focus on providing value first, with networking happening naturally. 

Create an Online Presence: Build a strong presence on Facebook, Instagram, and a credible, professional website.

In order to get the attention you want through online ads (which last I checked Facebook ads require such a wide range for the demographic that it is almost not worth it), you would likely need to spend literally thousands of dollars. 

I think I can get a policy online with the other requirements, but this waiver seems to be more difficult to find.

Or maybe the ESA letter is from a bogus online source that isn’t acceptable.

There are some places online too that have cookie-cutter blueprints too that you can check out as well!