i'm expanding my buy and hold strategy now to get my foot wet on trying rehab, and would like to work with reliable wholesalers who can provide the source. 

I do not believe theres a crash coming here , who is your source?

Given the expected appreciation, what is your expected total return if you hold it over the next 5 years.Can you cover the large negative cash flow, turnover costs and maintenance from other sources?

Quote from @Lolo Druff: I've heard horror stories about awful property management companies and am looking for a REFERRAL for a trusted source from an investor.

While I am always looking for off-market, as an agent with access to MLS, that's my primary source of looking for deals right now. 

Sounds like its time to sell since the HOA fee just doubled which usually means the HOA has not been managed properly and failed to build a strong reserve account.

Have also used list source and prop stream before but the data they provide is very similar to what I pull off the tax records through CRS Tax. 

This is a more advance tenant placement tactics people who lack the experience or with an innocent mind can't read others properly should do more often before they relying on their read. 

We've seen 3% for 100+ unit apartment complexes, but they also have onsite staff not included in the 3% management fee.Two other pricing options to properly understand:1) Fee charged based upon tenant payments or just occupancy.

Furnished Finder is primarily a lead source.