I have 3 individuals renting a condo together that is 3 bed 3 bath.

Buy a multi-family with 3.5% down.

Hiring a manager or Pad Split still means you’re in the BUSINESS of running a rooming house. 

Not a helpful comment but lists are mostly useless.

SEO is a commitment did your not dedicated to that type of marketing use a basic website.  

I'm not saying all PM's do this, but some do...What motivates you as a PM to go the extra mile for a property they are managing when they get a percent every month? 

Send me a DM if you want a copy.

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

I’ve done a HELOC to help get me my first two rentals.

You maybe be able to manage a house or two from a distance but a house or two will not get you what I think you're looking for!