I have asked numerous times to send me official bank statements, receipts of work completed, master insurance documents, etc. and have received a few emails with word document summaries.

The PM never sent me the other, despite numerous promises to do so, so I don't know the name or contact info of that tenant. 

Sending over a connection invite now, thank you. 

You can go work for a SFR REIT or private equity company like Invitation Homes, American Home 4 Rent, etc. which own 500-2,000 homes in a single market. 

Yeah, it's all there, in the bankruptcy court proceedings.Lol, aaaahhh yeah, my friend an Attorney does numerous of these each week. 

I invest in multiple markets and have strong relations with numerous realtors in each market.

Look at numerous listings and see components of opex that different sellers include, and you'll start to get a better picture. also don't forget to include a reasonable vacancy number, and also include capex!

Make the land as inviting as possible for the location.

My advice is get a real estate agent who is also an investor, make sure to walk the properties yourself (if that means flying into town that couple of days and flight cost may save you tens of thousands, the number of out of state investors I have met who are up **** creek without a paddle are numerous)  and run your numbers forward backward side to side for every strategy. do you have a back up plan to your back up plan? 

I'm sure you'll recall the numerous back and forth emails you and I had, following your many emails to our employees.