i think, in their defense, if you find BP as a new investor, sometimes you start at the beginning - the earlier podcasts, the webinars where Brandon looks at a random duplex on Zillow and it "cash flows" $250 per unit every time. 

I want to remain local in NJ or at most drive down 1hr to PA (self-manage or, last resort, hire a PM)However, I must also consider maintaining reserves, a safety net for my primary home, and an emergency fund.It's just hard for a new investor now :(

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

Non-QM I can do things like bank statement, self-employed, ITIN, Jumbo, blah blah blah.

Charming, smaller coastal towns with a slower pace of life, natural amenities, seclusion and semi-self sustainability are high on the wish list of many high level clients and investors. 

Mainly the "self sufficiency test". 

I'm in Florida and self manage and can't find this type of form in the PRO member landlord forms package.

As far as self managing, it’s fairly easy.

@Gregory SchwartzThe answer starts with an honest self examination and assessment. 

If you are hiring a PM, then it's not a big difference either way, but if self-managing you don't want to go much bigger than you have been or you may not be able to do all the work.