If your goal is financial independence, you need reliable tenants.

If you have a reliable trust-worthy agent who has connections in most markets you don't need a PM. 

However, when you have the right resources—whether that’s a mentor, a toolkit, or a community of fellow investors—you’ll gain the confidence you need to take action.Having access to reliable resources allows you to feel supported and prepared.

- Contractor and Vendor Referrals: Any recommendations for reliable contractors, property managers, or other vendors who are familiar with the BRRRR process?

I have a couple of rental units in Hixson and need reliable lawn care to mow on a regular basis. 

If anyone has referrals or knows of reliable channels (like Google or specific websites) for finding licensed contractors in the High Point/Jamestown/Greensboro area, I would really appreciate your input.Also, any helpful tips and experiences related to construction, dealing with appraisals, titles, and refinancing would be incredibly valuable.

Tenants are not the most knowledgeable or reliable people when it comes to telling if a property is deteriorating or not.If you haven't been there over a year, and there has been a consistent leak that the tenant hasn't noticed because it's on the exterior of the property.

I completely understand the challenges you're facing with finding reliable information.

In my experiences, Section 8 HUD tenants are very reliable and courteous to the property even in bad neighborhoods, and all tenants that I have worked with pay their own utilities so that has never been a concern, but I can imagine how that would certainly be a nightmare for the owner of a property if that were something that were happening.

Utilizing referrals from trusted industry contacts can also provide reliable leads.