Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.

I am a big proponent of self GCing new construction investments, as long as it is done correctly.

Being the military, it had that definite institutional overtone to it, but the basic premise was the same.I recently toured a new senior's complex in which on end - for those who were still relatively self sufficient - had individual units (bedroom, sitting room / kitchenette ... effectively a bachelor apartment but without a full kitchen) clustered together in groups of 4 with their own common room / kitchen and courtyard.On the other side of the complex were units for those who required more assisted living.  

We would like to have more individuals that we deal with directly. 

Again, third time, there is no management fees as we self manage, but I included a 10% fee in my breakdown above in case someone brought this up (I.E. you).Not sure what you mean about bookkeeping or asset protection. 

None of these communities will be changing to residential neighborhoods, although a couple do have residential 'sides' that full time residents live in and can not be rented short term.Two of the big communities that you will have some issues with self managing are Reunion and Margaritaville.

I self manage though and just use handmen for repairs.

View report*This link comes directly from our calculators, based on information input by the member who posted.

I've purchased a couple of my investment properties directly from property management clients who decided to sell. 

While I know this throws off my calculations a bit they are still directionally correct.Here are the numbers for my first property:Cash To Purchase - $53,250.25Mortgage Payments - $43,980.00Expenses - $16,738.02Total Cash Invested - $113,968.27Total Cashflow - $22,041.81Appreciation - $81,800.00Debt Paydown - $10,143.12Estimated Tax Deductions - $45,163.55Total Returns - $159,148.48Total Return % = 139.64%I have owned the property for 42 months so my annual returns have been 39.90%.