Word of mouth from other investors and people you trust is the best way in my opinion.  

Promise I am no guru and I did not start out with a silver spoon in my mouth. 

The people living hand to mouth have to become glorified property managers and do leasing in CRE.You have to plan for the life you want and not the one you are forced into because of inaction.Some colleagues love leasing it is just not for me.

Dale I appreciate it , yeah I figure offering good management and word of mouth is the best way to build business.

With all that being said I can offer you is (blank).The biggest piece of advice I can give you is this: Once you give that number don't say another word, keep your mouth shut and wait for a response...Then you know where to go from there.  

With turnkeys, the companies do have incentive to excel from the PM side b/c they'll want you to buy more properties (this is where they make their real money) in the future and help with word of mouth referral...

The way around that is to form an LLC and make each investor part owner.Rather than advertise publically, you could hold an event giving out free information to a target audience (your target is income earners of $150k+, doctors, attorneys, executives, etc.) and then injform them you invest in RE at the event and that you are offering some investment opportunities.Another is to simply pass the word out to everyone you know, ask at RE clubs, etc.Word of mouth is your best source in my opinion.

The best lenders actually overestimate their fees so that when they deliver better than they've quoted the client is even happier.

Sometimes you just have to do things to make tenants happier. keep in mind that the leaving tenant is not expecting to be rewarded for reporting issues, they expect to be charged for them so it is on you to be observant.

I find it fascinating when I read posts from folks on here who don't send any mail and get all or most of their deals by word of mouth.