They typically go for A class condos in neighborhoods they've heard of, so very little maintenance and cap ex, and easy A class tenants.

I am pretty handy and plan on doing a lot of the easier work myself, and I may try to get my contractor’s license (apparently very easy to get in NJ) to make things a bit easier as far as permits are concerned. 

A) Start a Farm1) Create Neighborhood Website and corresponding social media sites2) Door Knock3) Every Door Direct Mail CampaignB) Sphere of Influence1) Create Monthly Email Campaign2) Be Social, go to every party, happy hour etc.3) Get them items of value every quarter4) Personal handwritten letters/birthday cards/holiday cards etc.C) Business to Business Networking1) Join a B2B networking Group2) Refer people to their business, be a giver.D) Go To Real Estate Meetups

There is plenty on this website referring to putting together a good team and that includes having the right lenders to work with.

I don't know if I'm just over estimating repair costs or if I'm just missing something.As a realtor, I know my ARV is spot on that's the easy part for me.

At first, it would be for smaller commercial properties, but if the relationship grows well and we make a good team, I'd love to scale up with them.Ideally it's a win-win for all:For the PM:They get a large chunk of equityThey get more business.They get access to my investors' capital for potentially future dealsIn a way, they eat what they killFor me:I look favorable to the lender with an experienced PM team as a partnerI'll get a deal under my beltI'll be able to get help with the downpayment, reducing the burden on my investors and myselfFor my investorsSure, they lose out on some equity, but they'll get a (slightly) higher return due to the lower monthly management feeThey'll sleep easy knowing that the PM has skin in the game and is experiencedTo be clear, I'm playing the long game, so I'm more than willing to do say, a 55/30/15 split with the PM/Investors/Myself and with a 3-5% monthly management fee.

He stipulated that it wasn’t an area of expertise, referred me to a BOA lender.

It's easy at first when everything is new and exciting. 

Also, if anyone has a purchase & sales agreement I could reference.

For many, house hacking is a nice thing to do, and then the BRRRR method works.Look, if it was easy and everyone could do it (ie: invest, build wealth, make money) etc - then that kind of de-values money.