.- Approximately zero point zero zero percent of REI know what numbers are on their Schedule E, so 'verbal prequals' aren't really a thing for folks with rental properties or otherwise self employed, that are buying rental properties.

I am open to self managing this home to start out with.

I find that the market prices for risk/reward  or your in an area of functional or economic obsolescence.if its your home town and you can self manage and want to do it.. seems Ok to me.. as long as your going in with your eyes wide open.I have helped many a C class operator scale their operations..

I also am looking into that now to move 401 k to self directed for more tax deed investing.

My clients don't want uncertainty they want good clean deals with fresh title insurance etc.. so just like those that buy turn key homes .. if they went out and sourced the house themselves took care of the rehab themselves self managed it their return would be higher.. same thing goes with those that want to source notes and or NPN on their own..

You may get a few dead leads and unqualified people but how many can depend on a variety of things (location, rent amount, listing description, etc.).To effectively screen prospective tenants, you can/should ask for W-2 forms, recent pay stubs, employment verification, landlord referral letters, and conduct a background check on them as well.

But looking for investors referrals for which ones they've used that are effected. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.

@Reuben RoyalThe way the foreclosure rules work in TEXAS gives you no time to do an effective marketing campaign.

I’m not sure if I’m understanding this and would really appreciate clarification so that I can effectively apply it.