Referrals - Have not been in the game long enough to get past clients returning or referring out.

I can send you some referrals in Columbus, Ohio.

Many investors and sellers tend to slower pace during this time, anticipating a busier market in Q4.

Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.

Tends to attract a younger /trendy crowd.

Short term rentals tend to have a higher yield (quick money) but higher turn over, long term rental lower yield or cap rate (long money) but more reliable tenants. 

Having a Facebook page is also essential, and it needs to be tending to daily, like a garden. 

I tend to migrate towards small multi family but am open to single family. 

Best part is I don't do FHA as well, low money down conventional tends to be go to option for investing locally in NJ. 

@Mirlyne AndreRecommend 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.