On the one hand, agents can smooth things out, handle the nitty-gritty, and maybe even score you a sweet deal.

I would like to expand into real estate to further that objective but my primary motivation is that I'm bored with my W2 job and need a bigger challenge.

For "seasoned" investors, its not a true issue since they would have the reserves to handle it.One technique to try is the "brrrr" method. 

While the 1% rule can be a helpful guideline for some investors, it's essential to note that market conditions vary greatly by location, and finding properties that strictly adhere to this rule might be challenging, also in Richmond.

Challenges?

I guess I could look at it as this would be a good opportunity to test my chops at something more challenging than a single family rental with minimal risk.

The labor market is still challenging (and not showing signs of improving based on the escalating average age of most contractors).

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Challenge is if you check records the afternoon before, a lien could slip in during those few days.

When I was starting out in real estate, I faced a similar challenge and found that connecting with local investors and professionals was invaluable.