Don't forget to factor for this - upon moveout, we reasonably expect to cashflow around $500/mo, which will allow us to maintain and hold for as long as possible to collect appreciation and yes some extra money toward the next investment. 

Let them work with you on your ARVs when you get serious about a property (don't thow them a thousand deals you see and expect them to do CMAs all day long...make it worth their while).

@Peter FaulknerRecommend 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.

No restrictions or caps on supply, and I don't expect the City to revisit this anytime soon as it was about a 3 year discussion that I think council is happy to put in the rear view mirror. 

Expect 1 of 3 things1.

Now I'm not sure if this indicates some demand because I wouldn't expect to get MTR inquiry every single day.

If you are leaning towards using a property manager or think you may at some point, just make sure you budget for that in your analysis so that your cash flow figures are taking that potential expense into account.Since this would only be your first property, I don't think you need a professional hiring firm--it would probably be more beneficial for you to do the interviewing yourself to be sure that you set expectations properly, are aligned, and can work well together.

@Adam Bartomeo in the area where the property is, for the smaller units, it is common expectation that all utilities are included with the rent.

Contact YOUR insurance provider and ask for a recommendation and/or requirement to ensure you meet their expectations.3.

People are now engaging AI tools to ask questions and expect a response in a natural conversation format than go through a myriad of links.