Setting up multiple banks to do business with is key IMO.

small homes don't work. we build a stacked triplex much more affordably. density is key and vertical is the key. use that land cost and fixed costs more efficiently. everything we build for apartments is less than 700 square feet and only 2 beds and all 3 story walk ups and all triplexes. by building codes 4 family is commercial and also becomes cost prohibitive.

Building a track record and capital is key, and it sounds like you’re off to a great start with Bigger Pockets.

The key is to do what you are already doing - @Paloma Wodehouse - your research and find a good agent with 20+ years of experience and who really loves real estate.

Has anyone ever made a "Homeowner's Manual" to give to the tenants with key information/explanations on things about the house?

Location is key.

Their commercials seem higher quality than the no on prop 33 commercials (who have similar budgets but from much more sources).Hopefully voters educate on this and strike down this proposition for the third time. 

If you want off market deals, typically the best deals are the ones you are going to source on your own, not from an agent or wholesaler. 

The only source for all the local information needed is an experienced local team.

A PMC is the ONLY one that will deal daily with your property.Here's some copy & paste advice on hwo to screen PMCs:Recommend 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.