. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

His work products and many others can be found with simple google searches for free online.

Quote from @John Fleming: I don't have any personal recommendations, but something below may help you in the search.Start by going to www.narpm.org to search their directory of managers.

So - somewhere 2 hours away, or somewhere you like to vacation in, or where all your family lives, or where you plan to move someday.Too many people are trying to do exactly what you're doing - pick a market based on a formula - and they end up buying a random 'cheap' property thousands of miles away, turn it over to people they've never met or even spoken to, and then... lose money.  

Without a firm base and working familiarity with these three areas the investor will not have the knowledge to analyze, negotiate and close advantageous real estate transactions. 2- Experience - the first few deals are likely to be smaller, harder, with more “surprises” and not as profitable as the investor imagined.

Typically its done for open space or use for community property (ie. fire station location or other county use) and typicaly would assist in increasing tax base.  

I had a call with a loan officer yesterday and I am very intrigued, but haven't heard much in recent discussions for this product or found anything in the search bar for this bank. 

You can also use online resources such as City Data to search demographics in the area. 

I would search for other HML

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.You're feeling FOMO because you see people all over BP, YouTube, and Instagram bragging about their success.