Many local players are very much keyed into these fundamentals, but for sure many will sell you, sign you up for a rehab and then move on. 

This mentor should be a big player in your market, doing what you want to do hence if you are looking to do college rentals, find someone with 30+ of those units. 

I'm familiar with the management company that you're using and they are one of the, if not the biggest player in the market and seem to run a solid operation -- so I don't think that this is a management issue but rather an issue of the location and property.I wouldn't keep throwing money into this property.  

.#2 - ask other investors: look for someone who has done a lot of deals in your market, they will know the top players#3 - go to a brokerage: every brokerage has agents that specialize in investors, perhaps own properties themselves.In any case you want to look at a large number of agents before you find a great match.

@Yazan AlhalalmehTim Bratz is a Cleveland native and is a big player in the multifamily space.Definitely check out his content and see if you can connect with him. 

Ideally, and where we're at financially, I'm thinking 10-50 units would be a sweet spot where we're not competing with the bigger players, smaller investors, or families looking for homes.

ESRI is one of the top players in the GIS scene and guess what?

And I have seen some pretty bad players in this realm.  

I know a few very very Large players in the industry.. its a big money deal for certain.  

The real players are honest and even understated.