@Carolyn Mazzola unless I'm missing something, appears you are confusing Property Management Software (PMS) with a Property Management Company (PMC).PMCs employ PMS to better manage properties & tenants.If you invest OOS, who will be your boots on the ground?

Once I plan to offer the unit, I offer it contingent on successful background check: In addition to the basic applicant approved transunion smart move through buildium which I pay for, when smart move stopped providing criminal background data, I  added a $49 tenant paid service through rentprep for nationwide criminal and eviction, bank account deposit verification, and employment verification.

Unfortunately my contract with my employer does not allow me to work for anyone else.

I admit that the allure of interest-only payment to drive insane profitability from cash flows is attractive; however, I don't see a standard process that the lender follows, but it may just be the affiliate/broker representing them who isn't very formal. 

I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

The guaranteed rent payments are one of the most alluring features because the housing authority pays all or most of the money immediately, minimizing the possibility of payments being missing.

I've already employed lifelock because I am also sure from reading these other complaints that this group[ is still planning to scam me.

Income is born from defined benefit retirement pensions ($250k/annually with 3% annual COLA) and the remainder is from W2 employment for my wife and I.

Any other local industries with short term employment?

Self employed in the film industry, grossed about 140k last year.