@Josh WellsRecommend 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.

. $219k - now $500k market price in very southern Maine/NH border.

NOT a big bank they will say no.. my community bank has done these for me for years and the  rates are ( for me at least) basically maybe 1 point over what they do for MF or other commercial loans.. its a relationship transaction I have found. 

Cross off all the places you don't want to invest.

If talking to more builders does not work out to join you on transaction #1+ and you have enough capital and heavy rehab experience along with a GC / builder doing the project many lenders out there will offer you a lower leverage loan for your first project on your own.  60% finished value and 75% LTC is probably achievable without a builder in your company for the loan. 

I help maximize and schedule showings, communicate with other agents and tenants, and provide access to promulgated paperwork and full transaction management.

If not, then you should hire an attorney for this I'm the agent representing myself in this transaction and it is my first transaction so just want to make sure I get everything right. 

I am arriving at this conclusion because the appraisals relied upon for the BRRRR method in these lower tier neighborhoods rarely equate to actual results in an arms length transaction. 

But I'm hopeful that it's one leg of the stool for me that kicks in some business, and while it's not great math, I'm glad that I have already had the cost covered by transactions from leads.

Especially tax sale but any real estate transaction can get screwed up real fast with bad attorneys and title companies.