@Sean SpagnolaRecommend 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.

We build houses; rehab houses; love our neighbors; and wouldn't think of living anywhere else. 

For a $100k house, we can agree on payment terms and pay the seller $120k over time.

Most owners don't screen their property managers and hire someone they already know (e.g. their sales agent) or someone they find online with cheap fees or a slick sales pitch.I offer referrals along with three promises:1.

Yes, the spring/summer season sees demand ramp up, but that doesn't mean a house listed in December won't sell.If you buy in October/November, chances are you won't be listing until January, anyways.If I had a house completed on, say, December 15th, I would likely sit on it through the holiday season before taking it to market, but I would talk to realtors.  

On one lot, he has his house.

Ask to speak with some of their current owners and current/former tenants.

I constantly hear people online (Social media) talking about getting an FHA loan and house hacking a 1-4 Unit property.

The house is 1,800 sqft.When it comes to a cigarette smoke-filled home, combined with the need for a rewire, I am assuming the correct answer is to perform a full gut, right?

Nick,Why can't you buy the house as a "rental" and then when you are not able to rent it out easily and then you can move into the main house and rent out the ADU.