Trying to figure out the proper, best, and alternative routes to making meaningful relationships and wondering what the most effective means is to developing leads that may come along in the probate process. 

Strong property management and careful tenant placement also play a critical role in success here, so I recommend partnering with a turnkey company or an agent who specializes in these areas to make the process smoother.As for rental demand, homes that sit for extended periods are often the result of issues like pricing, condition, or tenant quality—not necessarily a reflection of the market as a whole.

Yes does anyone have any PML leads?

@Mike Dymski, in my experience raising institutional capital early in my career, I would disagree about "following a sponsor" for years, and actually many of the deal level analytics (a majority of institutional investors invest in funds not deals), but your point is generally correct.Ultimately, what I see a lot on these forums is that a lot of people are relying on the investment manager to also educate them on macro economic conditions, which will always carry a natural bias towards their types of offerings.  

You have to keep in mind that a plex will never be valued the same as an SFH, and renovations may not have the same effect on the value as an SFH.If renovations are not needed right now, I would work toward getting the rent to market for the as-is condition and then renovate each side when you have turnover. 

I find I either get poor quality leads or outright scams.

If the tree was a straight tall tree that did NOT overhang the property and it fell across the property line damaging your garage then that could be the neighbors liability if they knew or should have known it was in poor condition.

I am kind of stuck on where I should lead him next, since he's busy with school and sports he doesn't have time for a job.

There are inconveniences to investing out of state like traveling to see properties, meeting with contractors, checking work, checking the property condition.

And therefore competition among tenants can create significant challenges, like...Businesses may struggle to establish a unique presence and loyal customer base, and a lack of profitability due to nearby competition will likely lead to higher tenant turnover.