I don't have much advice for you with regards to property management but I am a local investor-friendly realtor, so if you have any questions about Atlanta or need any preferred vendor recommendations, feel free to reach out! 

The risk is that, if this doesn't occur in time, the market itself will "sort out" the issues on its own and arrive at an equilibrium that is far from what most (or all) stakeholders would prefer.

I know we could just bundle them into a commercial loan when the time came, but we really aren't looking for more than 20 properties overall and so would prefer to get the best rates we can and lock them in for 30 years.  

Majority of OOSI get a bad taste for REI. 

And some platforms have more of a reputation for this than others.In my opinion the first thing to start with is at the platform level (or fund level if you're like me and prefer them to the platforms), and look at the uncured default rate.

Also do you prefer college students or families to rent to? 

I tried using a few others and quickly found out why these guys are the preferred option for most of the local investors here. 

If anyone is arguing for or against if its listed or not, its just their preference or a sound bite that they are repeating. 

CA is great for appreciation and there is definitely going to be continued long term growth, etc...but I’d prefer a lower cost and higher yielding investment personally.What are your goals?

Lower operating costs are definitely a consideration I take into account when I’m looking at property, and I think most would agree that a house with $0 electricity bill is preferable to one with a bill.