A few small touches, like high-quality linens and a welcome guide, can make a big difference. 

Quote from @Evan Haas: I'm focusing on 2-4 MF properties, but if the numbers worked for 5+ when I'm open to that too, I just am assuming I don't have the capital yet to go in that direction. 

While these vendors are typically reputable and skilled, you might not get the best price compared to shopping around directly.

Blue Gate Capital Never Charges Any Upfront Fees, Our Clients Pay AMCs or Appraisal Companies Directly.

We are now doing short term rentals but we're thinking about changing to a small wedding venue. 

I prefer to source all my deals off-market, which allows me to find properties with less competition and negotiate directly with motivated sellers.

And you'll have to specify exactly which two totally different aspects of investing I am confusing because I'm not sure on that one.... cash-on-cash deals directly with actual dollars.

I would also add, a contractor that you can buy materials for and they know how to put them in with little to know direction (reduces the management time of the project).

Just wondering what they would charge for a small portfolio.

I never got the consultation, but was politely told my portfolio is probably too small to pay their annual fees (starts at $2500 and goes up).