I would always go with a mid-size company where you can still talk to a human and not get treated like a number. 

What size investment are you looking to make?

What are thoughts on what size SFRs, and what areas of Temple might offer the best cash flow for rentals?  

On the plus side pocket listings are more commonly a thing in this arrangement assuming the PM company is of a reasonable size

@Jordan MoorheadIf you are simply looking to make pretax contributions and solely invest in equities, then a big box company like Fidelity Investments or Schwab may be your best bet. 

So we see some decent size projects.

Came across a trailer park with decent sized trailer homes for sale.

Also factor in grounds maintenance, which depending on your area may include snow removal and/or lawn care and landscaping (this can run a few hundred dollars a month depending on the size of the property).I always ask sellers for their P&L statements for the last 2 years which should show any major repairs and expenses.Regarding financing I think you nailed it and should look for more traditional financing elsewhere assuming you qualify.

William Exactly or in my words I call BS on his explanation.. you can do a lot in this industry but undisclosed licensed principal is one you will get fried on every time and I bet in every state. 

In fact brick and mortar for retail has been doing exceptionally well across the country especially in the 20,000 sq ft and under box size.