It seems surrounding areas are worse, but this Norwayne area is pretty quiet after reading more reddit posts etc.

I’m aware of local meetup events and FB groups I might want to join and responding to previous forum posts for my region.

Post here or DM me and I'd love to connect. 

The full 5 year proforma is free to give you a good look at what to expect on the deal.

Hi everyone,I'm Mayank, a new home buyer from Bay Area.With this post, I have no intention of offending anyone - however I do seek genuine information.In my past 3+ months of experience of working with an agent, they are available to show us homes as we requested. 

You filed two full year tax cycles and the numbers are similar (no greater variant than 1%) they maybe yes.Generally depreciation is added back as income BUT only the 40% portion you own not all of it.

My suggestion would be to select someone with the most forum posts or most reviews.

@Chris LauerRecommend 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.

Recognize in this RE environment it is unlikely to be a get rich quick environment without a full time dedication to value adds.  

It's good the tenant is talking to you, but I suspect she's just filling you full of excuses and you're lapping them up.Cash for keys is what amateurs do when they don't know how to handle non-paying tenants.