keep it to 1 page is my best advice and simple. have financial returns broken out beforehand 

These guru's pitch get rick quick with no money down, so people "want to be investors" but fail to start because they had unrealistic expectations from day 1.  

Nothing worse than walking up the front of the house and having a broken up concrete walkway.

@Nick Rutkowski no good deed goes unpunished by desperate people:(We try cash-for-keys (CFK) all the time, but tenants always think they're smarter than us.Most are so ignorant, they expect the funds BEFORE they move out.NEVER!

I did file a large claim a few years ago for a broken HVAC.

This either sounds like a seller looking to "retire" and liquidate his holdings or a Section 8 owner that hasn't kept the property (or rents) up to market levels.So, based on the numbers you're using, what return (IRR, Equity Multiple, or ConC) are you estimating you'll generate over your expected holding period?

We can only hope future clients get their expected return.

Definitely not what I would expect from someone who is a professional.

@Amol KulkarniRecommend 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.

With some of my other heavy rehab CFO clients, they'd probably expect at least 30% on this type of deal.