I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

If you’re going this route, make sure the PM company is under the same roof, the rehabs are quality and they aren’t selling to you above market (appraisal price).

So this guy advertises his "7 day sale" system; you can listen to 1.5 hour audio here:http://7daysaleguy.com/replay.htmlThe idea is simple:1) Get a quality property under contract.

Keep enough money in the deal to be slightly OTM or cash flow neutral, and have enough cash to reserves to weather any storm and be happy with a very quality asset under your name.

There’s a plethora of tools out there, but looking for advice on where people have had the most success that has gotten quality long term tenants? 

.* Since you didn't significantly change the condition or quality of the property, any increase in value would be due to either you paying under market value originally, or appreciation due to buyers paying more for similar properties in the area.

Their work isn't low quality but I disagree with some of the conclusions they came to in determining boundaries that are adjacent to ours...if I just went and marked their pins my client could 'lose' 18'-35' of their property...or almost worse, build 18' too close to the street ROW likely putting their house into the City easement...

New builds typically tend to appreciate faster and demand a higher rent than average for an area compared to older units (we often see a higher quality tenant(s) in new builds as well).If you were to buy an already built 4 plex are you expecting any immediate or mid term rehab and what are the projected rent rates and rough estimate for annual appreciation.

You need a quality realtor that can advise you on current value and after repair value estimates.

I would just communicate that you strive to maintain a high quality property and charge under market prices.