Anyone have great experiences with highly efficient, extremely effective PMs in the area?

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Yes, I've closed on 4, rehabbed them, and they are all rented with tenants in place :)OK, and for these deals, I assume you use your own funds to acquire and rehab.With private money, you're now substituting some individual's funds for your own.However, unlike when it was just your money, you'll need to proceed with extreme caution to make certain your lenders are well protected if/when things don't go as planned.Private lending is its own whole profession.

Conversion rate is extremely low when you get started BUT it will give you good practice speaking with sellers who have a ton of objections.

I’m looking at private lending to flippers with a line of credit or using a line of credit to put a down payment on a new cash flowing property (which is extremely hard for me to find right now) but with a line of credit as a down payment I would be financing a new property at 100% at unfavorable rates.

That being said, we have owned a fourplex in a small town in Michigan for about 10 years but had no guidance when we purchased, I have found all the information Bigger Pockets offers extremely helpful and I am grateful in advance to any advice on this thread. 

Pls let me know where you disagree fundamentally.Even though I haven’t run the numbers in full detail, I noticed a flaw in the AIO simulator which seems extremely misleading.

I feel that's extreme. 

I have just purchased a small SFH 2/1 in Miami that needs updating and I am looking for a contractor that can help with the job.Any guidance or references would be extremely appreciated!