So, you have primary buyers and investors competing for the same deals - ones that need some work, and then investors are competing fiercely for the more distressed deals. 

And then we still use QBO to record all of this. 

If expenses are more then you lost money.

Then, once you have carried that for a certain time period other 'regular' insurers will take you back.  

Back then, prices were much better, and turnkey marketers could make a decent fee.As prices increased, many turnkey providers had to move to less desirable areas (I know people are always looking blame other people but in reality blame it on yourself for being the investors that picked bad areas and did not do due-diligence and buy assets where the numbers worked with 10-20% economic vacancy), and now that gap has essentially disappeared.

BiggerPockets has a section just for this, Under the BUILD YOUR TEAM tab- then select- MEET UPhttps://www.biggerpockets.com/forums/521Best of luck to you!

I usually will say who referred me to them and say that they are a friend, neighbor, family, etc and will then ask what their lead times usually are for work to be completed, how they communicate, are they comfortable working with me being out of state, how do they collect payment (terms and preferred method) and do they offer a business rate?

If you DON'T fix it before leasing it, then at the very least, set aside at least $2500 per year and when you get the $10k then do it. 

Our partner, Ernest Bannister, discovered the N 31st deal in Philadelphia and brought it to our attention.

But, if a physical stamp builds a little bit more of a personal connection with your mail and increases your responses, then it might be worth it.