Debt: Seller FinanceEquity: Raised capital from friends and family How did you add value to the deal?

So it's not the same as bank which might do 2-2.5x once debt payments are factored in. 

Hey Lamar, great to meet you, I have recently ( last 2 years ) been working to break into the same industry, with some success. my advice, talk to sellers. you have a few choices when it comes to how you receive leads, you can do outbound, thats calling.

Eliminate debt, establish a budget, and save.

Be prepared to use initial capital to get in contact with leads and market.

The capital stack is approx 70% debt, 5% pref equity and 25% common equity.

I've listed on TenantCloud and am managing leads on there.

This often breaks even on your current properties making them more or less a non event in your debt to income ratio. 

When it comes to W2 employees, it involves HR, expectations, paying them whether they have enough leads or projects to fill their day or not, managing higher expectations (W2 employees seem to be much more "picky"), and overall they are just more expensive.

Property Managers don't post there but you can and then funnel the leads to them.