My guess is you and I agree that in the "mom and pop" space (1 to around 50 units) there are deals to be found regardless of timing.What @Deshen Tang is referring to in his comment here is my decision to sell 3,000 of my 4,000 apartment units 3 years ago, just months before the market for commercial multifamily collapsed and prices fell 30-40 percent. 

Simply do not renew, which I believe Nathen was referring to 

We have clients that have used FHA regular and 203K loans in areas that they would not necessarily want to live forever, but it was a means to an end. 

Perhaps you are referring to a seller carry back? 

I find investors are just as much work and sometimes more than a regular buyer and seller. 

@Michael PetersRecommend 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.

More than likely, your Landlord goes down those roads on a regular.

I was going to run an STR in the home and he would enjoy a higher rent than from a regular LTR rental AND he would have the property managed too.All was going beautifully.

@Calvin ThomasI think people need to realize BP (I believe this is the case) does not refer anyone.

refer to number 3 above