You might also meet title agents who have resources on, say, foreclosures or probates…and might recommend lenders who actually lend on more difficult projects (as the title companies also know which lenders can close and which are difficult).I also go visit open houses to see what sorts of finish to put on my renovations or to look for the next house or area in which to purchase.  

Since my rentals cash flow, there is an excess to cover cap ex, vacancies etc.

I stick with the main OTAs and have added GVR since I believe that one could materialize but trying to get direct bookings is also difficult.  

I use 10% for maintenance & cap ex, 8% for vacancy (but not on STR because the estimate from Airdna includes vacancy), 10% for management.

 @Greg Abel I think it's important to consider the long-term, as changing property management software is difficult.

However, in areas with little appreciation, all investment capital must come from your savings.Summarizing, a city where you can achieve and sustain financial independence must have the following characteristics:Significant and sustained population growth.A pro-business environment with a metro population >1M.Rapid and sustained appreciation.If a city doesn't meet all these requirements, achieving and maintaining financial independence will be difficult.

It's difficult to see how a tenant will be after screened and signing a lease.

How will know where all the cap ex is?

The eviction process is really not that difficult as long as they don’t appeal it I’ll give you the attorneys name if you would like.  

@Deirdre Lizio see a lot of competiting PMCs start with a pledge of doing it better than "what's out there".Always interesting to revisit them 3-5 years later - after they've experienced the reality of challenging tenants AND owners.Look no further than Evernest: they started out with flat fee management at $99/month and promises of better & fairer service & pricing.Now they're at 10%, capped at $199/month - wonder what changed?