•Work with lenders that roll fees into closing costs(some hard money lenders do this).

For me just too much work.. as I stated its a specialty niche.. plus putting the deals together can run 100 to 250k in consultant fees up front. 

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

Get a good cap rate basically covers your financing and ideally 20% more for maintanance, prop management fees.

Or even just use the FB group where people bring deals for a finders fee, you evaluate and then pay a % to a TC to help close the deal.

They can only collect the admin fee which is roughly $150/yr.  

There are also companies that will do it for $100-300 flat fee or $30-50/yr.

Make sure to account for property taxes, insurance, and any HOA fees, as those can vary significantly in different markets and impact your cash flow.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Quote from @Edward Toomey V: I switched from Quickbooks to RentRedi 5 months ago because the payment processing fee cost me $400 a month with Quickbooks.