However, in my experience the good wholesalers understand comps and construction costs, are transparent, have good referrals, and can actually get you in the property. 

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

I am no way affiliated or benefit from these referrals, just like to pass along good business!    

The PM org has formalized their referral program. 

We have a local networking group on Long Island, we meet in person every month & it's a good place to get to know people & get referrals.

Network and find a referral from other investors.  

I'm happy to pass a warm referral over if needed! 

I have a referral I can send you, I recommend going with an individual with experience in co living rather than a traditional company who doesn't really understand the model.

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They were referrals and the business started to grow simply because I had a competent team that was responsive and looked out for the owners' best interests.