There are some situations where a PM may not make sense, for instance if you are renting a room out in your house or the ADU (casita, pool house, bungalow) in your back yard.

Find ways to provide value to them, expect nothing in return and sooner or later, the concept of reciprocity will kick in and they will feel a need to help you.For instance, I got up to about 7 units all by myself in one year without any mentor.

For instance, I can invest in midwest or southern states.

You can insure for loss of rent on your insurance policy, but there is usually a time or dollar limit on that & we have known of many instances where the work was not completed before the loss of rent coverage ran out. 

We would hear of folks from the WSL for instance and quietly place them when we had a vacancy/opportunity.   

Reality is it takes INVESTMENT to make a real estate investment "work" in almost every instance.

For instance if you have agreed on a sales price of $200,000....see then if the seller is willing to adjust and go for a deal of $206,000 with a $6,000 seller subsidy.

3. was there a close date ( for instance 10 days of from C of O)4.

For instance, renting a 3 bedroom for around 1,500 and renting each room for 1k.

No granite countertops, for instance - they will be nice IKEA counters.