I use Real Estate Services.

@Gabriel A Camachoshort answer - no, you don't need to start with a mentor, and you probably shouldn't.some things you can do: go to meetups and join Facebook groups and start making friends and building a network. 

Additionally, and I believe this is part of our mistake, is that this PM is owned by the family of a friend of mine (at the time I though it was a great idea, since I know them and trust them).

Does anyone have any recommendations for credit unions or local banks that are entrepreneur-focused and SMB-friendly near King of Prussia or Montgomery County, PA?

I have a friend who also invested with this guy and she's received some small payments irregularly, but a small % compared of what she invested.I'll follow up on the items you mentioned to take action on, I appreciate the input!

I would recommend focusing on markets/sub markets that will provide a more consistent return so take your time and be careful in the areas you're investing in.Personally I prefer the middle/southern part of the country because the price points are much lower and the laws are landlord friendly.

The majority of the users are doing lease options, just options.  

If you haven't lived there, visited there a lot, or have close friends or relatives there, you may be too detached from the area to pay close attention to it which will lead to PM skimming and just bad oversight on your asset.3.

Make sure you’re running conservative estimates on your rehab and refinance numbers, especially with fluctuating interest rates.Partnering with an investor-friendly agent who knows your target market well can help you locate solid opportunities and avoid potential pitfalls.

Those vacation towns are STR friendly, but Michael is right, a lot of urban areas don't allow STRs in CA.