@William Coet, to add to Brian's comments:Banks, partly due to the regulations they are subject to, tend to fall low on the risk spectrum.  

Wholesalers just tend to put in nearly zero effort finding decent deals.

Butler tends to be as far North on 23 I like to go for rental properties. 

In both scenario's, they tend to be very successful :)

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Also i think it may be size of property. my experience and discussions, VRBO tends to be older members looking for larger properties.

At that ARV I would ask your agent how many days on market to expect or which lender people tend to use. 

I live 10 minutes or so from Fair Park in East Dallas so tend to invest in my immediate area (which is already an expensive area) but can see the edges of old East Dallas and the Fair Park/Expo park area blurring. 

I know most PMs already have go-to contractors for most things but I also know from experience that good contractors tend to get busy or scale to a point where quality suffers.For the professional property managers of the world, how often do you get solicited by new vendors and what can a new one do to convince you to give them a chance?

If you can take out lines of credit on other properties you own, I prefer that to going the hard money/private lender route, because it tends to be significantly cheaper.