Currently still favor the house rental for MTR and long term strategy in ABQ, but I don't think you generate any solid cash flow unless you can get a turnkey 2BR for under $250K.

We've run about a 20% vacancy rate. 2 of our MTRs have been great, the third we sold after it wasn't generating enough inquiries over two years of effort.

I'd also advise out of state since you can certainly generate better cash flow too. 

@Andreas Mathews admirable, but make sure you do some research so you understand what a PM can make.Starting your own PMC business will require 75-150 doors to make a decent living, depending on gross rents and your fee structre.Working for a SFR PMC as a PM, will require a RE license and you usually get paid a percentage of the gross rents the portfolio of owners/properties you manage generates.

Just struggling to find any good leads with not much access to mls and other paid services.

They tend to cost more to construct then they add in value, they are generally more valuable for a property you are holding as a way to generate more income.

The ads probably relate to a well known GURU on YouTube who convinces people to spend $12,000 to join his "community" and to send him leads.

So that leads me to why I'm here.

The report is as good as the answers you provide to their questions.The risk is that you answer a question incorrectly which generates an incorrect report.I would have a discussion with your CPA to determine what the land basis is(required to start the cost segregation).I would also have your home inspection / appraisal on hand to answer the questions more thoroughly. 

It would take considerable manpower to show every rental and every lead for a large company.