I would try to network with other MTR landlords in the area to determine best course of action 

Bigger Pockets is a great place for education and networking. 

While you aren't going to have investors, i.e. it is very unlikely but not impossible, that people will commit to a deal before you have identified one, you do want to grow your network of possible LPs and nurture them.  

Magnolia's tv network just launched in February, so Waco is only going to become more well known and with that comes tourists, businesses, and eventually new residents. 

When networking on BP or in person, being clear about your goals will make a big difference.Are you mainly interested in finding rental properties, connecting with other landlords, or exploring specific asset types?

I thought it would be extremely formal guys with briefcases and way over my head. i felt it rapidly grew my network, knowledge basis, and confidence that has propelled me to be successful in acquiring 300+ units over the last 4 years. 

if you're not already, go to meetups and network. 

Rehab costs that are under estimated by very wide margins.  

They will also have some sort of limitation in the contract as to how much they guarantee to redeem fund wide and perhaps at the investor level as well. 

@Kenneth P FordRecommend 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.