Then you need to materially participate in the activity, here are the tests to meet MP: https://www.investopedia.com/terms/m/material-participation-...I recommend tracking your hourly diligently in a material participation time log.

@Ming Li HerreraRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Hey all,   Like many folks here I've been interested in RE investing for a long long time. 

Here's how I approach it:- Acknowledge the Seller’s Perspective: First, I make sure to recognize that the seller might think they could net more by going directly through a realtor.

Here are a few ideas to explore:HELOC Strategy: You’ve already got that HELOC lined up, which can be a great tool for down payments on new properties.

Here is how I have it right now:PP: $3,000,000Entry: $450k + CCInterest: 3.25%Monthly Payment: $12,000Balloon: Split Balloon- one partner wants outin 3 years the other at year 10.

Paying over ask is basically standard here.

Direct lender here, happy to discuss our processes and the lending game.

Great place to live and would certainly recommend, but the inventory here is tough as most investors are holding.

I just helped an investor house hack here in Columbus.