Thank you in advance for any help One thing I've seen with policies through NREIG is that investors have basic perils/actual cash value coverage only and aren't aware. 

How many properties do the owners actually own themselves?

You’d be shocked by how little actual screening many PMC’s do!

That actually is not the goal of most people.

I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.

Ok, I actually haven't found any deals yet as I'm still reading a few books and trying to wrap my head around real estate investing.

Approx 5 commercial  properties with total combined value book value 12m .. actual maybe 20-25m?

dont over think this its not that complicated. important issues are.1. cost of capital2. knowing what a deal is or is not.3. good reno crew or contractor  4. good agent that will tell you straight what its worth when done and what level you should rehab to.5. a market that is actually moving napkin math works  trying to drill down to decimal points does not.

I am definitely hosting at least 1 open house every weekend and that is actually how I found my first clients!

How many deals have you actually done?