Jonathan, Currently no deals just been researching it and getting my team together. 

Funds currently being held by QI. 

Are you sure your monthly asking price is accurate for the current time, accurate for a duplex in a duplex neighborhood, and accurate for this neighborhood.

I’m 31 years old and have general construction background and my current career is a journeyman electrician.

It would never appreciate to where it would be worthwhile and great cash flows on paper but not gonna happenI would bet this is common in many of these other urban low priced areas.

Direct mail has a very low response rate and I mostly just see the big boys who are going 7 figures do it, who don't mind spending 10-20k+ month on blowing out towns of letters/postcards.

I am changing out the older cellular shades in our place with standard 2" Levelor blinds from Lowe's.

@Daniel BaradRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Be a kind human and dont treat current tenants like they are worthless.

Assumable loans haven't been talked about much in recent years because interest rates were so low there was no point in going through the process.