You’re still going to be personally sued when something goes wrong. 

Sharing some of my personal experience.

BTW: most owners that have hired a PMC, don't want to speak with you, much less meet with you in person to hear a hyped-up sales pitch.Also, you want to do rental arbitrage - so, you will need to be properly licensed to manage properties you do not own as required by your state & local laws.- why would an owner want to do business with someone NOT properly licensed?

I'm using LandInsights to select the top performing markets across the country.

I do have an agent I know personally but she's only in the area at certain times of the year.Section 8 would be better than nothing.

So is this just as simple as showing how much the property makes or do they also look at personal debt to income, credit score, reserves etc as well.

Business Continuity: If you invest with partners, a properly structured key person insurance or buy-sell agreement funded by life insurance can ensure a smooth transition if one partner is no longer around. 

But let’s go a later deeper - my down payment would come out of a well performing stock portfolio.

We also have relatively low expenses (personal expenses, mortgage/escrow on other rental property, and escrow on current property) that are around ~$120k/year.

The software performs the following functions:Eliminates all properties that do match our target tenant pool segment.Selects sales and rental comps for evaluating rent and return.Generates investor analytics.