I do selective targeted letters, focusing on out of state, out of county, out of country, owners, as well as non-owner occupants and longtime owners, like 20 years+. 

@Gloria N Gear excellent!

Average tenant stay: 5 yearsNumber of evictions in the last 16 years: 5Average turn cost: <$5002008 crash performance: zero decrease in rent, zero vacancies COVID performance: Out of >200 properties, 5 tenants had trouble paying and moved out.Properties That Attract Our Target Tenant PoolThe majority of our properties are single-family and a select set of townhomes.

They have excellent training on how to analyze deals. 

I studied hard and became an SEC registered rep, capital raising for a select few operators, and working for one of the longest standing teams in capital raising, who raise for those operators with solid track records.

Reference HUD SFH 4000.1203k Consultant is required to be selected by your lender.

Better to use QuickBooks or excel or similar to manage your finances. 

It's by far the best financing terms; lowest amount down (3.5-5%), best interest rates and an excellent way to learn how to landlord without big risk.

Dose landlord have no right to select tenant anymore?

That's excellent information.