@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.

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

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. 

I already gave separate accounts for all my properties and don't love the idea of having another account.For more reference from my side on RentRedi is a bit clunky to navigate, make updates/changes and while I know it's tiny I don't love that it charges my tenants to pay their rent. 

Hey Koren,That's pretty much what I figured as well - can't imagine a realtor (or inspector) gets too far if they're referring poor work.Our realtor suggested Call2Inspect as well so that's great to hear!

If you're referring to off-market properties, I agree with @Jimmy Lieu.

I specialize in the city of Charlotte though, but I'd love to refer you to a good contact in Raleigh if you are interested please PM me!

I do have experience with significant home renovation but for a personal residence, based on my experience with this I would prefer to buy a property built after 1970 if possible but not sure if that's realistic, the only deals I could seem to find from the MLS are very old houses which I know often brings more challenges with the renovation.Would appreciate any references or suggestions anyone has, so far I've only invested in rental properties that were already in good condition bought with a loan.

I would start with the Fair Market Rents (FMR) in the county where the property is located and use that as a basis to negotiate from there.Thanks Jaycee, are to referring to the HUD website?