I think a major component of influence here are the listing brokers.  

Many of these agents will pitch you to list the property with them, but kindly let them know that you want to sell off-market and ask if they have any interested buyers.

My response to any inquiry is something like:"Thanks XXX, can you confirm you meet the criteria in the listing? 

My profile has a long list of lenders that do HELOCs on investment properties in different parts of the country…and I’m not selling anything.You obviously hit a ceiling, which is why I went over to DSCR lenders.  

As a PM, I would be worried if a new owner did not ask me at least some of the following:- Company Specifics: first question should be are they licensed (how many properties do you manage, what type/class of properties do you manage, how many property managers on the team, how many years have they been in operation)- Pricing (what is the cost to manage the property (ies), is there a leasing fee (commission structure), is there an onboarding fee, is there an early termination cost, are there ad-hoc costs for maintenance, tenant screening, or miscellaneous costs - such as to appear in court if you have an eviction)- Service offerings (do you have a maintenance team, do you come equipped with a list of contractors/vendors, do you offer the software and portal access for tenants/owners, etc.)- Financial Services (you (owner) should think about what you want the PM to handle, if it is everything from paying bills to insurance procurement to P&L statements then ask that, if you don't want the PM so heavily involved in financials and just more on the surface level of the operations of the property then that is okay too!

So I took my first jump in going to the courthouse to grab this list.

Flipping is out of the question if it's listed on market.

Housing is a major item in someone's life, and is a commitment (you're not just leasing a car, or something).  

You can boost your ADR by optimizing listing details, adjusting pricing based on market data, improving property appeal, and leveraging positive reviews.

Cash flow, we don't buy any properties less than 50% of what they're worth, all our properties we own make positive cash flow in a modest way and these tow items are deal breakers if they don't pass that's test for us on str.