Although those guys had brick and mortar and where very good at what they did ( screwing people)this new crop are just hiding behind social media and their key board. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

@David MartoyanWe still use the BRRRR strategy in Jacksonville, FL.

The seller becomes the bank and pays capital gains one time on the downpayment (which keeps it low to make sense for them) and then also monthly on the payments (also incentivized to just match how much he wants a month).

The more liberal the location, the higher the risk.  

The rental income at purchase was $8400/mo. 

Quote from @David Martoyan:You need to be thinking outside the box on a deal-by-deal basis.

It's best that when the contractor arrives at the site, the materials are there already so they can get right to work.Then I pay the contractor as the job moves along.

I think you're on the right track with Lowell - that's consistently been one of the most affordable markets in the greater Boston area when you consider price to rent metrics.

Depending on the state and even the county, the eviction process can be a nightmare.