I currently have a few units and I'm looking for an experienced manager who is accessible and bilingual (Spanish) to assist mostly with communication, enforcing rules, inspections, tenant screening, rent collection and move in/out preparations and evictions.

I would love people to explain the 50% rule to me, as I am getting almost 50% of what my expected rents should be for these properties.

It might be a rule in the agents brokerage.  

We look for things like motivation and willingness to learn.One way Experienced Investors judge to work with Novice Investors is to see if the Novice Investors prove their motivation.Novice Investors Posting that you would love to meet Experienced Investors and hoping that the OP of this thread will pick up the reins and coordinate a group meeting with a good mix of both Experienced and Novice Investors will only demonstrate to Experienced Investors that they will probably not want to work with that particular Novice Investor(s).Although I'm breaking a rule by pointing out to Novice Investors a simple fix to prove their motivation, I just have to say it.When you don't have much to bring to the table AND you wish to network with Investors that bring a lot to the Table, then you have to use what is in your power to attract those that can benefit you.

The rule of the road is to get the property under contract first and then work through any title matters. 

50 house rule.

The provisional license is basically a probationary license for 1 year to make sure that you comply to all of the necessary rules and laws that come along with brokering RE.

Without a personal guarantee you then have no leverage to negotiate an early termination buyout to hopefully cover your lost rent, leasing commissions, and future tenant improvements to land another tenant.Net worth of guarantor and how easily it is to attach assets is key.

If you want to introduce new rules or increase rents etc. they can simply withhold the rents and you go bankrupt.Not a good investment risk.

Just make sure you understand all the rules around it, have a property management company that knows how to manage these types of properties, underwrite within the rent limitations and demographic limitations of the property.