you EAT the decisions of the PM and have liability for the results.With absentee ownership, you may have no choice but to use a PM, but 19yrs being 2hrs , 120 miles away, I created a local team to do the heavy lifting and I did the screening and decision making - - seems to have worked out well (see profile).I think I might word that a bit differently, J.You take responsibility for the actions of your agent(s), PM(s) and other team members and also the liability.

Anthony,Thank you for your response!

I am a very driven individual having gone to a collegiate high school where I earned my Associates degree by age 18.

Thanks for the detailed response @Matt R.  

I always go to view the properties and meet with the property owner or person handling all paperwork and financial responsibilities on that particular property. 

I have to apologize, I didn't even look at your link before my first response.

I get this response from owners from time to time and wonder how others deal with it?

I've had streets where I couldn't find a single property to add to my list and I've had individual streets where I add 10 houses over the course of five minutes.

Depending on your audience, location, and mail piece, you'll get anywhere from 0.5-6% response.

I know it's a time consuming process but it's all I have to work with as of now and gives me a good estimate.Looking forward to seeing other's responses!