If there is a property manager, your success rate is going to be very low.   

It's a lesson I've seen play out repeatedly in my years managing a real estate.

I have helped hundreds of investors execute 1031 exchanges and build diversified portfolios across various excellent markets, all while using just one property management service.

Some situations where they (the projects) do not go the way of making the profit as you wanted, but there are still deals out there to be had.. 

If you are unsure, to start, hire a property manager and don't let the tenants know you are the owner. 

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

There are really great REI opportunities in different markets - markets in the Midwest and Southeast of the country are particularly lucrative - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent.

At that point my project manager (and partner) started pushing him. 

If you have vacancy or in need of a large repair, will you have the cash to also manage that? 

Hello,I am a real estate investor located to Southeast MA, I own and manage a small portfolio of 23 units and am looking to expand and scale out of state as the returns and market have been quite difficult in my area: due to CAP Rates, specific building class I am looking to invest in, and rising interest rates/minimal inventory, as well as it would be nicer to be diversified and in a more landlord friendly state.