I've seen that local banks tend to be the best option for this so if your local banks don't offer it then maybe private money could be the route.

They tend to have no problems if you have a spouse or your children, or essentially some immediate family member listed as an authorized user, though.I know several people that were doing this, and their financial institutions ended up closing their cards on them.

This is normal and customary and will happen every year, not just for movein.Not sure about gopher holes, but they have their list and they tend to enforce it.Good luck.

Sometimes Local PMs are better as they are more dedicated than national ones which tend to be very busy and not focused on you 

That is where the challenge is because the prices tend to be much higher.

Recommend 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.

.: @Devan Dorzokit's hard to say exactly what defines a 'major' rehab but 60K certainly seems major I wasn't entirely sure if you had some specific types of work in mind that tend to be problematic.

On the other hand, residential rentals aligned with appreciation tend to be more stable and are a solid bet if you’re looking at long-term wealth building.

Personally, I tend to be more “speculative” in my real estate investments.  

It’s great that you’ve already started practicing with NOI and cap rates for evaluating properties, but you're right that smaller properties, like quadplexes or less, are often valued differently.For residential properties with four units or fewer, the market tends to focus more on comparable sales in the area rather than purely relying on income calculations like cap rate.