I think I am over analyzing and digging deeper than necessary in the business entity, at least right now.Only thing I would say is I am trying not to play with cash the puts food in my mouth and want to invest in something I actually have control over (unlike the market).

Call on “for rent” signs to ask if the owner has thought about selling, do direct mail marketing or cold calling to owners of properties in your desired area that meet your criteria, etc.Sometimes people even make deals with family members who were about to list a property or were thinking about selling, and are much happier selling to a family member once they knew s/he was looking to buy.

WE DO NOT mark-up eviction lawyers (in fact we only go 2x a year for 200+ units and mostly for non-payment - life happens)WE DO NOT put in deadbeats or troubled tenants we will need to evict (we have to deal with them - really, life is too short)WE DO NOT advise our clients to buy in crappy neighborhoods or buy crappy buildings because they are so cheapWE DO NOT put our clients in harm's way legally because we know the legal landlord/tenant laws and what to avoidWE DO NOT take on Landlords that do not see the value we add and want to nickel and dime good quality servicesYou must have had a run in with a REALLY BAD manager to have such a skewed view of the industry.WE DO screen for 3.75% rent/debt ratios, evictions, crimes, felonies, level 3's and ALWAYS cross-check in our networkWE DO screen out landlords too because let's face it, there are some bad ones, and we don't need their business eitherWE DO market the snot out of our rentals on over 30+ apartment sitesWE DO market with pictures, videos, BLOGs, website, referral programs, word of mouth and our landlord referral networkWE DO know title-real estate-eviction lawyers, contractors, REALTORS, and have a wide network of professionals on callWE DO get discounted rates and preference on service because of the volume of work we provide our contractorWE DO have a 100% guarantee on placed tenants, if they default within 12-months, the next tenant placement is free on usWE DO frequently see the property and build relationships with the residents AND neighbors to be boots on the streetWE DO know which landlords are selling before the hit the market and give pocket listings to keep the management contractIf this ain't worth $85 bucks, let's keep going.

Yesterday we closed on their first investment property in Long Island, New York and I couldn't be happier for them.

Helpful to know any combination is accepted practice and is available to me as the owner.As for researching each professional, aside from word of mouth, confirming licenses/insurance, and comparing bids, I feel like the final selection comes down to one's gut feeling during the initial meeting and subsequent interactions.

Whether that be through a wholesaler, a direct mail campaign, bandit signs, yellow letters, billboards, word of mouth, etc. 

They are happier to leave then.

It's amazing the opportunities that come up from word of mouth and casual conversations.There's always somebody who knows somebody. 

For example if you could get 2 duplexes a year (1 house hack, 1 save from your w2 & put 20-25% down) in a decent neighborhood of Chicago you'll be a lot happier in 10-15 years than if you get 3 or 4 cheap duplexes in Lima, OH, etc, etc.

Doing a good job and knowing how to find a good deal and project manage will also help when it comes to word of mouth referrals.