Maybe there are less expensive contractors who do quality work but no idea how to find them.

Get a good idea of where you want to start, gun for it, work through the motions and ask for help along the way.

I've called a couple current and former landlords in the neighborhood to get an idea of what their properties rent/rented for, but one didn't remember and the other didn't answer.I assume 10% for PM and included that in my expenses to get to my FCF.I didn't use Zestimate - I used actual sold comps as close as I could get to the area with similar sq ft (<1000)

I understand their reasoning, and by no means am i against the idea of a better living standards for the people in that area, but some of their new requests of maintaining the lawn 24/7 and no trash on the premise can be a bit taxing to enforce with the particular grade of tenants i have in that area.

You get the idea.

For instance, picking up single family rentals in Chattanooga may not be the best idea right now due to a rise in prices.  

The PI is actually a great idea.

Four years ago a little idea started developing: I wanted to make extra income without a second job.  

I like the idea of negotiating one on one before the property is taken out of their hands. 

Any good referrals or ideas where to find people.