Whichever presents me a lucrative opportunity, and which I can find, is what I will go with.

Hard money will give you usually 65% LTV or 80% purchase price, whichever is less, depending on the lender.  

@Virginia Reasor - Ask your Title Company to provide you with CD (Closing Disclosure) or HUD1, which ever they are using.  

Saw a post yesterday where a guy's plumber has pulled a cell phone case out of his tenant's toilet. 

As Kristen said best to do your homework and referrals help, however I'd say actually interviewing a few property managers would be your best bet and whichever one you get the best feel from and in your opinion will be the best fit for you is the one I'd go with.There's plenty who've been doing it for years but do not put an emphasis on customer service to tenants etc and are just check collectors - others will be more hands on.

@Dan Brewer I am always open to talk to people :-)  I answer my cell phone, or call people back. 

No idea what the SOL may be there, in which ever state.

When I started my goal was to set aside $10k or 1 year of vacancy+expenses, whichever was higher.

Most homeowners know that selling a home takes paperwork, heck try getting cell phone or cable service with a one-page agreement!

There I'd quite a bit of land here that is unbuildable.As far as not answering phone calls, the best course is to develop a relationship with a real estate broker in that area, or in whichever area you want to invest in.