And unfortunately, many people think it's easier than it is. 

Many target FSBOs or off market deals b/c they are priced low. $6k just to list it on the MLS would be bonkers.

You will need them and they will make your life easier.

The bigger units are so much easier to manage cash flow better and have economies of scale built in not like the huge units but still better than the smaller apartments. 

I was targeting the same type of property and ended up moving to BV about 2 years ago.

I'm planning to target off market (auction) properties and was thinking if I could only have someone look at the properties I'm interested in, send me photos and videos, and maybe even get an estimate on ARV or rehab costs, I could proceed.

I don't know too much about bench billboards, but was your direct mail targeted?

What's your targeted property sector?

As for contractors, that is always a moving target.

I've learned that a lot of small apartments in my target market rent for $500 to $650.