@Patrice PendaAppreciate the heads up and I have inserted the website in my profile description now which isn't hyperlinked but at least visible now.  

I have been using direct mail and I have heard (read) that people have suggested to insert a photo of yourself or maybe one with you and your family in hopes of making a more personal connection to increase your response rate. 

If you go with a direct lender who doesn't insert overlays on a typical conventional loan program (fannie/freddie) you should get a a portion of that as income.

You will need to insert the formulas, but that's quite easy.

Ask their references lots of questions-if they are happy with their property manager, the references will be glad to sing their praises.2) Ask pointed questions-how do you handle a difficult tenant in [insert specific situations that maybe you have concerns with-like non-payment of rent, disruption of peace, etc.).3) See what sort of property management software they use.4) Look at their management contract right away, give yourself time to comb through it-even bring it to your attorney, if that makes you more comfortable.5) Ask what type of properties they manage.

I appreciate all of the input and I would like to add that it's important we, as landlords, don't take an "This is Massachusetts (Insert State), you are liable" attitude.

<insert evil laugh>

Then in the spreadsheet I added columns to calculate what percent of ARV the all-in price comes to (i.e. the "70% rule" number — that should have a name but I don't recall seeing one), the GRM, the "2% rule" number (which also need a name), cap rate, etc.Another nice feature is that if you add new fields to your form they are inserted into your spreadsheet between the previously existing form columns and any columns you added.

Most of the time people trying to do it this way don't really have a contract in hand, they probably just know of a deal that someone else has and they are trying to daisy chain and insert themselves into the mix. 

Original single pane windows with hardwood frames and custom wooden storms outfitted with spring bronze are equally as efficient as double pane vinyl inserts and completely worth saving because they will last 200 years instead of 20.