Right now, you're basically trying to select a college for your future child before the child is even conceived.

As far as advertising with BP or any other place, I think that as long as you are open and honest with people about your experience the customer will make the decision to select you or not.

I got the impression it was a Fannie thing, not an individual investor thing, but I haven't probed any deeper with him yet.

Are there any markets you have selected yet? 

Cash-flow only happens in select neighborhoods and it's just hard to bounce around (confidently) to find deals. 

If I own a $150,000 property out right and rent that same property for $1,200 a month, my cash on cash return on investment percentage might not be as impressive as if I were leveraged, but, I don't have to worry about sometimes wildly fluctuating local real estate values possibly leaving me upside down and destroying my net worth in the process.  

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

We first selected a tenant segment with a high concentration of reliable tenants.

Here's an article that you may find helpful when trying to select a cost segregation company.

On the investment side, my goal is to identify and exploit new markets; on the management side, I aim to streamline my systems, and grow a management portfolio of select clients.Some of my key learnings.  1) Development is brutal and always costs way more than you think.