@Dave FosterThis is the expert you refer to.

I have a Detroit banker I can refer you to if you're still interested.

Exit strategy and appreciation potential in a market like , PA, which is a smaller town with modest appreciation.4) is there any tools or metrics with average I can refer to to analyze this.Would love to hear thoughts from anyone familiar with similar markets or multifamily investments.

@Ben Capone Thanks for that reference!

Document the condition of your property inside and out so you have that as a reference point later down the road.Yes having a conversation will be helpful so that they clearly understand how to care for a septic and that you cannot flush certain items.

@Kenneth P FordRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Please stop referring the rules and regs as a loophole.

Can I reject on income and lack of rental references?

If you are looking for recommendations, please let me know, and I am happy to send you a few references. 

If it is dead at the rent point you reference than so is initial positive cash flow.