If you need some recommendations, feel free to reach out.

Emphasize the importance of maintaining a smoke-free environment for the health and safety of all residents.Impose Penalties:If your lease agreement includes penalties for smoking violations, make sure to enforce them.

If you think rates will be consistent for the next couple of years and you'll have consistent deal flow to use the funds I would tend towards doing a cash-out refi on the existing property that you own free and clear. 

There are a ton of opportunities on-market (we see them daily), and it's almost always free to write an offer :) 

Feel free to message me if you want to chat further.

It's free to use.

@Frank ChinBased on the opportunity value of cash your equity, if your mortgage free, is most likely creating negative cash flow from your investment property.With the opportunity value of cash at a minimum of 10% for every 100K in equity you must deduct $833/month from your rental income to insure a accurate accounting of your TRUE income.Investors must keep in mind every property has two separate income generating streams.

Post for free on Zillow, always get tons of leads there.

The residential manager acts as a defacto PM, but they occupy one of the rooms for free, so run your numbers.

My suggestion would be to select someone with the most forum posts or most reviews.