Most businesses cannot pass the cost to the consumer anymore, because with costs even as is the demand has not been met.This has hit down to the employees, and their consumer spending.

Catherine id highly recommend spending a full day or two consuming youtube videos that specifically go into detail about this process, theres so much to teach and writing this whole thing out would literally be a whole book.

I've also thought about direct contact, such as door to door or cold calling, but door to door is very time consuming and doesn't have the promise of meeting the actual owner of the property, and I still haven't figured out how to get phone lists of potential leads.

Also hearing better than market results from those who are self managing as consumers continue to buck excessive fees by seeking to book direct.  

As you said, they show up, answer questions about the local market, provide useful data when needed, and just are a general value add to the forums.I think it's fair for consumers to take what an agent says about the market with a grain of salt, but over time, their reputation for giving good info without the smarm wins.

Dont tell your HML that you plan to occupy the property as HMLs cannot be done on occupied properties due to all the consumer protection laws in place. 

Although time consuming, I'm guessing that evaluating their condition periodically would help with the end of lease turnover cycle? 

This is a great community to connect with people, learn the ropes, and get advice from those who've been in the game for a while.

If you are going to go with a rehab loan, make sure to speak to people who’ve gone through it. 

I've got a few contacts in the area who've been keen on investment opportunities like the one you're describing—buying all cash, rehabbing, refinancing, and wrapping.