If you may be picking up a few more properties within the same general area and you have your "team" in place- then a PM is overkill and bares a ton of unnecessary expenses,  

Now imagine in that same time frame from Y2K too today, going from a society that there is no credit cards, barely any credit on anything except meetin face-2-face with a banker to pitch what one needs credit for, everyone doing everything based on the cash in there pocket....

Quote from @Matt Solis: @Denton Lewis may be able to refer some title companies.

If rent is $1600, then 10% for PM, some percentage for cap-ex, vacancy and repairs (since its newly rehabbed maybe 15% for all that), that gives you barely $200 cash flow?

Originally posted by @Justin B.:Are

You don't have competition from most investors because they either a) don't realize the loan exists or b) are not doing FHA.

This way seems to work for me, but heck I barely graduated high school, what do I know....ha ha Sean K 

Kilz oil (I’ve used their water based “restorer” series with success as well) walls and bare subfloor.

All told, you need more money than you think you will, and if you are barely cash flowing $100/mo with a 5% repairs and maintenance, and another 5% capex, you are very likely under reserved.Second is investors thinking that a Class C/D property will cash flow more than an A/B property and area.  

Lents not so great.I did a 1031 out of Portland into Hillsboro and am having a good experience.Attorneys suggest and most property managers use what they call low barrier screening which allows people in who can barely afford  your place and they want to house people with criminal backgrounds suggesting you are discriminating if you don't give offenders a chance.