The biggest service they provide is ensuring that you are in compliance with the myriad of state and federal laws.

I was wondering what are the biggest tenant related frustrations of the property manager/ landlord? 

@Jamie Rost those were some of the biggest factors that jumped out at me.

This is the 4th property I have purchased which I know will be a solid investment but it has so many different opportunities I am having a hard time formulating a next step (develop separate lot, focus on renting, convert the building, move on to another property…..).NEAR FUTURE GOALS: I would like to complete a flip in the next 3-6 months with the use of private money from family and possibly hard money.Finally, I would like to say although I am in a state of confusion; BP definitely is helping me assess all the different opportunities that are available.

I tried to contact a few of the HML and private lenders here on BP recommended list and one, in particular, is willing to work with me but I have a few questions that I hope I can get answered.1.

What tightens up the market even further is that more rental grade SFR's than ever are being held by private investors and they are not thinking about selling. 

Second, our local knowledge helps us make disciplined decisions, getting strategic benefits from our investors’ private funding.We’ve grown very familiar with Denver over the last six years.

Option 3:  Private money loanI know how popular private money is on this site and it sounds excellent. 

I don't think your exposure is that bad on interest rates, because you would likely be refinancing at the 6 month mark.Your biggest risk imo is did you get the rental income you expected, and did the property appraise for what you thought it would after you financed it. 

Trying to learn about hard money ,and private investors in buying new properties!