I'm assuming there's lots of stuff out there that's way cheaper.I originally wanted to just buy a couple lists of 10k numbers each of targeted motivated sellers, and then hand them off to a VA company that will dial them, but I was told it'll be a much better business if I get proficient myself and then hire my own VA's and train them.

They send money to title company at closing.

As far as title companies go, I would recommend Foundation Title & Escrow.

Quote from @Michael Smythe: @Steve K.Recommend 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.

Now you have to explain it to the seller, to a title company.

If you look up my company, you will see that we have all of this. 

Often the data companies put out the lists and you have to pay to access the data that would allow me to get more specific like this, so I can't do so. 

And I think I might have mentioned when I had a mortgage fraud scheme come through my HML company a few years back..

I always try and let agents get to know me and my company so they are comfortable with our services before even thinking about referring us!

i am confident i can manage the relatively small amount of requests, and have heard some good things about apps and software that are a "one stop shop" for landlords that allow payment, leases, and repair requests. i have one out of state rental property with a plethora of options for handymen and contractors around. i have been paying a property management company 8% plus all of their inflated costs of repairs and fees and with insurance going up it has really opened my eyes to my margins not as healthy as i would like.do you have a certain product you have used or use or would recommend?