We just closed in late Dec so the financials are a work in progress but we’re projecting and tracking closely to a 55% expense ratio and should have about 11% CoC in year one through the renovation period as we get more renovated units online. 

And if you’re listing the house online, try platforms like LoopNet or local Facebook groups for real estate or community housing.Just make sure to do your homework and ask for references, check their track record, and make sure they’re following any local zoning or licensing rules.

You can find them through local real estate investment groups or online platforms.Auction or Estate Sale: If the property has unique characteristics, especially being a large, old Victorian, it might attract specific buyers looking for such properties.

**Template.net**: This site provides a variety of renovation contract templates that you can customize online.

BiggerPockets is an awesome online community for anyone interested in real estate investing.

I've seen a lot of bad excel templates online...

It truly shows your commitment to provide your current and future clients a better experience.I know that online reviews can take the best of one's head space and it can take a toll on the business. 

-I'm fairly careful with communication , but again, I know doing business online is way riskier, but I want to ask: Typically, I would trust someone who seems very in-depth, informative (gives statistics and numbers), and basically would give me thorough steps (including worst-case scenarios and what would best fit my situation)^^would people who have experience say that even with the above, some agents/lenders/PMs would still be sort of out to get your money and do a lousy job?

I have looked around online, but haven't had any luck yet, i have local real estate agent there, but they are not expertised on those distressed properties.  

Look at other rentals in the area and see not only how they are advertising or promoting online but also the inside and outside of the rental so you can create a similar environment to try to replicate the same results.