Maybe they bring the experience and provide the funds.I don't like any of your options based on I think you are too new to investing in real estate to take on any of those.

Op ex ratio may end up being more like 45% or perhaps 40% with newer high quality construction.

Is my thinking correct that homes in highly appreciated areas won't benefit as much from Cost Seg. 

I have used Prop wire for some skip traces, but the numbers and emails it provides were not associated with the property.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

It is a small town, definitely a tertiary market right now, but that is where opportunity is going to be found.I think LTR, in the right location, can provide enough revenue annually to cover all holding and leverage costs while the resident pays down the principle and the demand in the city sustains slow and steady appreciation. 

It depends on the property.... is it value add where there's also a construction component or merely a management improvement opportunity?

I am wondering if anyone invests in this area can provide me with some referrals?

For any investors in the group, take a peak at #10 Greensboro/High PointIt's an interesting choice of verbiage to look at "median" sale price YoY because 10% feels like A LOT on the entry-level/investment inventory, and more of what I see in the high-end resale and, specifically, new construction inventory that tends to swing our avg's way up in the macro.Completely disagree that rent will be 0%.