My rental in Baltimore city has two legal bedrooms plus a 3rd "bonus room" upstairs that has no exterior window or closet, so we advertise it as a 2-bedroom.

Using the term "manage" along with usual and customary can be dangerous language as one may be able to do anything related to management, like increasing payroll, advertising, banking arrangements or other matters that when viewed collectively exceed a cut off, meaning Joe can only write a check for $500.00, but how many checks, to who, why?

The latter is definitely a less expensive option, but I think direct market advertising can get me more responses than email marketing .

I am considering dividing the property and OWNER FINANCING   2 acres and the housebut, I don't know how, what, when, where ...LOLmy question is Do I get with an attorney to write out the terms then advertise it as owner finance?

Our property management collects the first month of rent, for cost of acquisition, advertising, screening, etc, & then 10% from then on for the rental.  

There are plenty of multi family properties that will provide cash flow in West Oakland that will give you a return on Day 1, or perhaps with a value add component to give you double digit CoC returns. 

I don't do any SEO or advertising on Google Ads, or Facebook or other sources. 

See if you can get him to admit failures on a covert digital recorder....

That said, I do use a separate office phone number for advertising and showing homes.

With the purchase, I got some promos such as a digital download of Brandon Turner's book on No and low money down investing, some video interviews, and conference audios.