If I have clearly explained the requirements, the time frames, and clearly set expectations, I know that the borrowers will be happy with our service.

As a lender, I'm sure you know a million agents, but you may consider finding one who owns investments, and therefore understands not only the mathematical calculus of divesting from an investment, but the emotional ramifications as well. 

How do others set up management and maintenance to scale up to 10, 20, 30+ units without using a full service property management company and still having a full time job and not taking away from family at home?

I can quantify, but our expectation is that they are active house flippers who do this full-time and professionally, with at least a handful of deals under their belt over the past few years.For us, the initial discussion is on their background.

The marginal rate is computed on all income except capital gains & depreciation recapture, whereas I was computing it on the full, combined amount.Thus, for good reason nothing is being taxed on the Schedule D Tax Worksheet above my 24% marginal rate.

You probably are violating some fair housing rules if you don't have a full vetted process. 

I am an investor agent down here in Sunny Tampa Florida!

They are zoning and land use regulations, accessibility, environmental factors, market analysis, topography and terrain, utilities and services, neighbourhood characteristics, restrictions and opportunities, development feasibility, financial analysis etcetera.

As you mentioned, an agent is one of the four but you also want to focus on curating trusted relationships with a contractor, PM, and lender (espeically one who can help start to finish with the purchase/rehab and refinance).

We found it on Zillow, notified our real estate agent we were interested.