Why would a seller pay someone a fee rather than just market their property directly through an on;one property listing site? 

@Alan Verdea couple things: 2-4 units are typically valued on comps. 

Vendors who partner with Costco pay for market exposure and referrals, which often adds to the final cost passed on to the customer.

Focus on understanding financing options like FHA, conventional, or creative strategies, and practice analyzing deals to build confidence.

I’m afraid your snail mail marketing campaign fails on all four criteria.The successful wholesalers I know agree that a MINIMUM of $10,000 PER MONTH needs to be spent on marketing/advertising to have enough “deal flow” to ensure a viable business.  

Good call on me being stymied with selling due to lack of HOA documents as well.

You also have to have at least one dedicated parking space and the manager has to be available 24/7 to be on-site within 30 minutes.

Every PM operates differently, and at the end of the day, there is tons of information you can navigate on your own in the beginning stages online, but surely there will be PM's that would be more than happy to assist you on journey. 

I almost gave up on real estate investing before I even started.When I first considered investing in real estate, I was drowning in paralysis of analysis.

@Josh Otero some ideas:1) Key ALL the locks on each SFR to one key, including garage.- We used to buy locks at Home Depot and just swap handsets, but now use a locksmith for same cost.2) Get rid of handset locks (use passage knobs) and only use deadbolts.- Two locks on a door really don't provide any additional security.- Cheaper as only have to rekey/replace deadbolts.- Tenants can't lock keys in their home.3) Our locksmith created a Master Key system with 10 key option.- One master key opens every door- We go 3 levels under our master, so we can submaster 2-4 unit houses and apartment buildings- Don't need a costly and difficult to secure & track keybox.