Even hard money outfits don't much under $100k.Best bet is to talk to small local lenders, credit unions, or raise the money from investor.

Other TK outfits will contract out to another Property Manager (PM), so they basically just do the buying, rehabbing (unless they contract that out as well), and selling, while someone else is responsible for the day-to-day management of your investment.

I can put you in touch with some reasonably priced outfits in your area if you would like.  

Yea from some reading I also figured a major in accounting as opposed to marketing would better outfit me with the know-how to be a better investor because of accounting being the language of business.I think I know the answer to this question, but I still want to ask.

Personally I enjoy the comfort of knowing the police force is there, roads are repaired, town redevelopment is in full swing and fire Department is well outfitted with proper gear to save my family if needed in addition to the multiple social services available to those who are truly in need of them. 

I went with a smaller outfit and have what you are looking for.

When we gave the tenant notice that he was going to need to temporary  relocate during the capital improvements by us, he decided this was his get rich moment, he got hooked up with an outfit named the Tenderloin Housing Clinic and within 7 business days sued us for $ 500,000 for wrongful eviction. 

As a simple example; That electrical work... only a large outfit with an extensive insurance policy (and thus higher prices) was willing to touch anything electrical in the house because of liability. 

Not all states but most.. and of course there are all sorts of mavericks doing it illegally throughout the US...As for a recommendation Try Joe Watkins at Bravo group he was my TWH partner we sold our Atlanta inventory last june he manages about 700 SFR's he comes from a corparatge background "chick fi lay " thats a chicken outfit for those that don't know..

So, if you're a newbie you have a high degree of confidence that anyone you use in that database will treat you fairly (ie: not a fly by night, rip you off, etc type outfit).