I very quickly had to reorient him to my reasons for dissatisfaction, to which he offered no remorse.

Great people, intuitive platform, get their K1s out on time and returns have met expectations...one of the reasons I am invested in two funds at this point as the first investment was really to test the waters and validate I was a good fit.  

Buy in a market not too far away, 30 to 1 hr from a decent city center where values are reasonable and a city push out with help your rent and appreciation. 

This is literally the entire reason these companies exists - to get this stuff right.As for why, I have no idea why there has been an uptick.

Yup, this is exactly the reason that I wouldnt allow delegated correspondent - it's too easy to get greedy and gloss over red flags when you get paid to package and sell risk to your partners instead of bearing it yourself.

Out of state investing in cities within a reasonable driving distance may be a good option. 

For us to guarantee a deal, it is contingent on them making reasonable effort (3-5 hours/week consistently, for example).

Reason why is because FDIC Bankers "Do Not" charge points on traditional programs like primary homes, standard investment purchase and refinance, Second home/vacation homes.Lenders, Brokers all charge points to meet their Loan officer compensation plan (commission).

Forced appreciation allows me to build equity from the beginning of the investment, so if I need to firesale for an unforeseeable reason, I will not be underwater.

I think every market and every person have their own reasons, but here are some thoughts from a property manager.Pros for self managing / cons of PM- Keep all the revenue- You have 100% control- You own listing, photos, etc- Nobody will ever care about your investment as much as you do.Cons for self managing/ Pros for property management- This is a 24h / 7days a week business and I imagine you have at least somewhat of a life I imagine.