You have one property.

GREAT ideas for stopping by their place!

network network network. anywhere there is one in your area go and meet someone and follow up is key after that. there are many good apps to find local RE events

Not sure how many PMCs you've had bad experiences with, but we'll take exception to:"Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health)".BP seems to have more threads about screening mistakes by DIY landlords as opposed to PMCs.Now, if you'd have mentioned Maintenance, you'd get no argument from me:) Even the PMC industry acknowledges maintenance as one of the biggest challenges.Rereading my post, I kinda see how I sounded negative toward PMs.  

i’m looking for one as well if anyone has one. 

If one plays thinking they can cookie cutter yester-markets plays, it's just not gonna work.

Ask your employer if you can have your pay split up into three deposits, one to investments savings, one to your checking account for personal use on a daily basis, and one to an emergency account you can tap into so you don't have to tap into your investment savings.

The good ones can really point to the buyer tendencies and what design attributes buyers respond best to.

City water with one main at the street and how will they bill. 

The expense tracker, reports and rental sheets (useful if you are planning to do the BRRRR method and need to calculate 2 different sets of loans).I used to have my own custom spreadsheets that I built but this one does everything mine did plus much more.