I think I will take both of these directives and try to find a happy medium.Kevin, sounds like you're a bit new to this and while I did not read all the way down I will offer some advice I did not see up to this post of yours.

You can ask the Qualified Intermediary directly when they refer you to someone whether they are getting paid for the referral or merely referring you in order to help you.  

Make sure you've got cash reserves for closing costs (around 2-5% of the purchase price, repairs and maintenance (aim for 1-2% of property value annually), vacancy periods (budget for 3-5 months of expenses), property management (if you're not self-managing), emergency funds for unexpected repairs.When choosing markets, look for those with stable job markets, growing population, and strong rental demand.

There is a company in my area that it looks like it will cost me about $400 a year per property but after this week I would welcome that "insurance" as I just had a large unexpected AC bill.  

Don't rely on algorithmic platforms to set your rates, go directly to VRBO and Airbnb and look at your nearby competitors.

@Eva Sha happy to spend an hour with you over zoom and see what type of guidance or direction I can give you. 

Do the refinery workers have a union or a company HR department that can be reached to advertise to directly?

I'd do it now because you want to make sure the rent for Jan is paid directly to you. 

While the added value may not directly correlate to the cost per square foot of the main house, the investment often pays off in terms of increased property value and rental income potential.Let me know if you have any other questions!

And when you do have a list is cold calling the best way to reach owners as direct mail would most likely go to their tenants and not the owner if not occupying the property?