A typical PM for full service is around 20-30% depending on the area.Or do you mean a PM that is local to you managing your out of state STRs?

Also, there may be a very good investment channel that reviews cash on cash return in Lynchburg, InvestLYH. 

What areas are they focused on?  

We are about 2 years away from pulling the trigger on something.

The bank said they require 90% owner occupancy and since our HOA is only 5 units, we only have 80% of units occupied by owner. does anyone have any suggestions on any banks or credit unions where this may not be an issue? 

I am interested in learning about investing in real estate, especially fix and flips and the BRRR method, using my rehab knowledge and my guys on slower days to build equity.  

I understand this may have an affect on the appraisal.

I do not have the ability to make the cold calls or marketing materials needed to source those kinds of leads so I rely on my agents, zillow, redfin, and MLS to find potential properties but of course it always comes down to the numbers.

I'm not sure what your specific market is but especially on a new build their is some kind of TIA budgeted by the ownership.wast that negotiated as part of your lease by your tenant rep? 

Quote from @Kristin Vegas: Hi bp. is it possible to do a HELOC on a house I purchased 6 months ago?