I understand that starting condition and location will play a factor here, but just wondering what your experience has been.

Very possible I made mistakes.

As an investor in a market where cash flow does not come often and appreciation is a bigger play, I understand your mindset. 

The possibility of vacancy would also grearly impact the cash flow as well.

When you meet someone doing what you want to do and is very encouraging about the possibilities, it really makes you think and ask yourself, "what are you waiting for?".

@Dwight HenningRecommend 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.

If possible, it's nice to find a vacant duplex so you can vet your own tenants since you'll be living there 

Purchase price: $160,000 Cash invested: $40,000 Sale price: $268,000 I bought my first house in Kalispell Montana as a long term investment and possibly a rental.

It included a Google Voice phone number, and the scammer answered calls pretending to be me, using my real name.

Are they doing everything possible to expose properties to the broadest possible market?