I found this property through my network of local real estate professionals and direct outreach.

@Kris Lou Many factors go into PMC pricing:1) Locality (city/state)2) Neighborhood & Property Class (time to manage Class A < Class B < Class C < Class D)3) Property condition (slumlord properties hard to manage)4) Number of units (some economies of scale, but not as much as owners think)5) Owner expectations (some owners really want a personal assistant!)

There is some but you FB or local event would produce more.

probably a wholesale company.. get a second opinion from a local RE agent so you dont get hosed. 

I'm looking at small multifamiles and won't have an issue with capital thankfully.I am in Arkansas and looking to stay local-ish initially.

Depending on the salaries of the new jobs they may also price out the local residents on new home sales which would further drive up the price.

If I had known then what I know now, I would not have used them.Stick to you local guys you can talk to.

@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

I would also join your local Facebook pages for investors. 

I’ll obviously contact a local attorney but any advice or suggestions would be helpful.