First step for you is to study investing in income properties.Generally a rental property will have in the range of 4% -50% of rental income going toward expenses to maintain the investment before debt repayment (mortgage). 

Well maintained 80's property, vintage condition units.

Whichever method of lead generation you decide on, aim to establish and maintain a relationship with prospective sellers. 

Quote from @Stuart Udis: The riskiest  strategy will be whichever new investment strategy the gurus come up with next to maintain a captive audience...can't wait to see what these creative minds come up with next.I don’t know what the next BIG STRATEGY gurus will come up with, but I do know it will include the following1.

It's how I've maintained a perfect bond rating and managed my business with the CSLB>I've read many of your posts and am aware that you feel that you can decide when you want a permit or not  I would word it differently.  

To thrive in real estate investing, you must maintain a firm grip on your finances.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

These homes were built in 2016/17 and I've managed/maintained them myself.

Quote from @Yaroslav Shtogun: Good morning,Some updates, we did home inspection and the house is not good condition since it was built in 1950 and was not maintained well.

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.