Low inventory, higher rates and a LOT more investor competition have made it quite a bit harder.

Basically - I want a PM who keeps the property in good shape and occupied to get paid, and a PM who is either bad at maintaining properties and finding good tenants, or just really unlucky, to not get paid.- PM charges 8% of rent, which escalates to 10% if the property exceeds 95% occupancy with rent collection. - PM charges minimal fees.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

I don't have any specifics but as someone who is into tech, accounting/finance, and a consultant to grow businesses.

@Kenneth Joseph PerfidoFrom my experience, you’re in a great position with your Newport property, strong cash flow, and a low 2.8% interest rate.

As an investor and a commercial real estate broker I would not expect a buyer  to spend a dime on due diligence unless the buyer/seller come to an agreement on a purchase contract.

Quote from @Polat Caglayan: How much do I need to invest for a house and a thousand dollar income?

Even if you do find such a deal, getting it to cash flow after repairs and a cash-out refinance is extremely difficult, especially for single-family homes.

Landscaping, exterior paint, and a new front door can boost value.Flooring & Paint – Fresh paint and updated flooring can modernize a space quickly and affordably.If you have specific questions, feel free to ask—I’m happy to help however I can.

Once you go above $125k/unit you start to get into the high end areas that won't have very good rent/price ratios and are under the 1% rule mark for turnkey stuff.Neighborhood wise in the city the "East End" is where the most expensive real estate is since that's where the universities and a lot of the hospitals are located.

Add 2 points and a processing fee for the broker an underwriting fee for the lender and various and sundry closing costs and you're golden.