@Michael Darten  Most property management agreements have the monthly PM fees based upon a percentage of rents collected.  

Focus on price versus competition and your weekly and monthly discounts.

I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.

If i were to purchase a 6 unit apartment for $280K, which fully occupied is roughly $5,050 a month.

It cost me about 1 month of vacancy, but i do not want a tenant that lied to get the unit.  

Apparantly that didn't work out for them either as they sold all their properties a couple of months later.

Financial Highlights•Acquisition Price: $72,000•Renovation Costs: $35,600•Total Investment: $107,600•Funds: raised from personal savings and private lender•Appraised Value: $160,700•Monthly Rent: $2,150•Cash-Out Refinance: $3,200 after paying off private lender and myself•Rate and Term Refinance: 30 yr amortization, 7.25% interest, 70% LTV•DSCR: 1.45% Lessons learned?

A line of credit won’t commit you to a monthly payment unless you use the money, so you can avoid paying interest when it’s not in use.

I make $4200+ a month after taxes plus overtime if I want it. 

She just wants a monthly rent check.