My California tenant has initiated his monthly rent payment ($2100) to pull from his Chase account on March 14 through my Avail PM system, but I will not be receiving it until March 19. 

.: The company who advertised at our REIA was Beacon Recovery Systems in St.

This is how its done.As a rental rehabber (for my own portfolio) I just need; a decent handyman who can do simple electtrical fixtures, plumbing fixtures, fix leaks etc, an HVAC if I plan on replacing the system, a roofer if I need a roof (rarely), a painter, and a lawn guy to clean up the lawn.   

You are better off making a small investment on your own, maybe a two-family, and use it as a proof of concept.If you don't know anything, trying to source deals off-market will just be taking money and burning it on postcards without the correct systems behind and the incentive for people to call.

They didn’t have the local knowledge or support system in place, and it quickly turned into a nightmare... constant vacancies, high eviction rates, and repairs that drained their cash flow.

I had someone who did somewhat the opposite, where they changed their mind and wanted 10' basement ceilings and did not check the grade with the invert of the sewer in the street and had to add pumps etc. to their system. 

My best advice when diving into investing out of state is to find a realtor who can easily plug you in with their systems and network of  lenders, GCs, PMs, etc.

You can also look at our major highway systems and in places like boston they are leasing air rights over major highways for building as well.

Has anyone use RUBS (ratio utility billing system) on a small multifamily property (say 10 units or less)? 

I work in a bank and see first hand how they filter their earnings through the system in creatively various ways.