Who manages it?

Condos can be a nightmare because you’re not just buying a property—you’re buying into whatever financial mess the HOA decides to hand you.That’s why I stick with single-family homes and small multifamily properties—I control my own expenses, my own decisions, and I don’t get blindsided by ridiculous fees.At the end of the day, we’re just seeing the market shift back to something healthier.

It will take time.3) Property management companies, chamber of commerce meetings, local commercial RE brokers, etc are all additional options to network and find people who do deals.

@Steven Wetherillwhat about property management?

And then they decide what is best for them. 3.

I decided to re-list with different wording.

I have five houses in Memphis area, and the biggest problem has been finding a good property management company. 

The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

There are some types of trusts that bring a lot of protection, but you generally lose control of your assets and they are managed by someone else. 

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else).