Now to provide extra comfort and convenience to our buyers (who are mostly out of state) we agree to help them out by getting them set up with local property management that we work with closely as well as assisting management market the property for rent to place tenants.

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

I am also wondering if anyone has any expericene with smartcoin box company?

Some of the family-business real estate companies are starting to move from the (typically) patriarch who started the company in the 90s into the kids who are in their early 40's +/-.  

On paper, a restaurant manager with a 740, may appear stable, but is it more stable than say a medical tech in healthcare with a 640, with less or equal time on their jobs?

I would get a slab/foundation company out there to take a look at the property and see what the quote is to repair it.

Also do research on what's required to properly manage a LLC so the veil cannot be pierced. 

@Grant ShipmanIn my experience with these units are very difficult to manage and people at the 30% level also create a new set of problems.

Does anyone have a good effective 3rd party mailing company to send mailers direct to seller?

Plus managing tenants is a bit more time consuming with this model.