It is soooo hard to get someone to do what they say they will do and follow through.

I have to follow my gut and only quit when I know it's the right thing to do. 

Is there a source for the following data;  I am looking for the "norm" for the expense ratio (based on either GPR or Gross Income) for individually metered garden style apartments in the south east and the mid Atlantic (Region IV) : Marketing Insurance Janitorial Service Lawn/Snow Licenses Miscellaneous Professional Fees Accounting Legal Property Management Fees Repairs and Maintenance Resident Superintendent Salaries and Wages Supplies Taxes Real Estate Personal Property Payroll Other Trash Removal Utilities Electricity Fuel Oil Gas Sewer and Water Telephone Other (whatever I missed)

Get to know your strengths and weaknesses through strict planning pre-purchase and afterwards doing honest self-evaluation. 

I just need to find someone willing to take on a strictly part time realtor

Following as well

New to these forums but have been following real estate investing for a couple months now since buying my first multi-family property in Southern California.

Homeowners pay the price (packing everything up, preparing to move,...) and are then stuck with their own house when they were depending on you following your word to actually buy their house.Wholesaling is legal (state dependent) but include "Being Ethical" in the business plan.

Great opportunity to have more cash in hand and invest in bigger projects but is there a formula to follow?

Make sure you understand and follow the above to stay out of trouble.