These are my primary source of income.

These are my primary source of income.

These feel very direct sourcing and closing tactics.What you mention mentee #2 doing is very top of funnel items.  

The tried and true source of "have to sell".   

I used to source off market deals for investors and have done 25,000+ cold calls.

You should have been planning from the start to pay the HELOCs out of your regular income sources not the rentals.

@Brandon Croucier - thanks for the response. what source do you like for background checks?

Here's a summary of what you need to know:Population greater than 1M and growth rate: The source for metro population size and population change: WikipediaCrime.Operating costs: State income taxes are a good indicator of government efficiency.

@Kenneth P Ford they are a national franchise with great marketing.They also have some national support for their individual franchises, but it all depends on the local team.Recommend 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.

or out sourcing it if so who's doing it   how about google ads?