Also, personalized post card size info/thank you card with the top 5 restaurant/bars or attractions in the area.

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Not sure how many PMCs you've had bad experiences with, but we'll take exception to:"Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health)".BP seems to have more threads about screening mistakes by DIY landlords as opposed to PMCs.Now, if you'd have mentioned Maintenance, you'd get no argument from me:) Even the PMC industry acknowledges maintenance as one of the biggest challenges.Rereading my post, I kinda see how I sounded negative toward PMs.  

It would be wise to post the name of the franchise you are considering.

Years ago I had posted about Shared living.

I'll keep you guys posted.

@Tyler Lingle I found a couple prior to even posting this (CIREIA Club) but was curious about others before making a decision on which one(s) to focus my time. 

Good listings are a people game, not anything you have at the bottom of your post.

@Dito Calderon and @Mitch Davidson, thanks for posting these updates.  

that may work for others, but i don't have enough capital to do that, and the returns are in the tougher strategies (like STR - i didn't look at your other posts, but if you are successful in STR, that's great.)