I am considering putting them under a property manager. 

Outline a business plan, put up investment criteria, creating financial system and invent property management practices.

Largely we aim for mobile home deals, we've ran into complications and obstacles when dealing with some of the agents so prefer to deal directly with the buyer & seller, but creating a relationship prior as you're recommending could alleviate that for sure. 

Gave that list to her property manager in March this year & he just smirk at me.

Because of the debt payoff increase and the cost to furnish (~20K), my CoC is just 5% now (this is if I keep a management fee of 10%, though I'll be managing the property myself).

If doing multifamily, would be utilizing Property manager to ensure legal basis is covered.7.

Hi, I'm hitting the sweet spot regarding my property management company. 

It's a one-day course taught by a lending attorney, fund manager, and a hard money lender.

I am also looking for Brokers and property managers who are actively working in Carbondale.

I don't have any recommendations for you in those cities however I know that BP just launched a "find a Property Manager" tab in their Build a Team section.