I do the social media stuff here on BP, keep up our website, locate properties for future projects, work with Michael on designs; and do the real estate and marketing.

You need a seller that has to sell versus one riding a wave of an upmarket wanting to get a premium price.There is the component of you living there.

But he has zero tact, no social graces and is flippantly going back and forth with what is a priority or not.First and foremost, is it popular for investors to use 3rd parties off the bat?

I am relatively tech savvy and I have some experience with marketing/ social media and some basic web design (Wordpress, Squarespace, etc.).

http://www.duckpressmedia.com/index.php/marketing/social-media-2/

I was then afforded tons of referral work re any future nuisance wildlife control work within the clients entire social and family network.

I can tell you that these meetings are like social gatherings for friends, they all know each other and exchange information freely.

Quite frankly there's nowhere to go and socialize with people my own age.

Investing out of state is most definitely an endeavor which CAN go well if done correctly; I believe that as Jay said previously, the PM will be your critical component.

You could possibly say below market was a "good" cap rate but you'd want to compare each component of your NOI against each component of your cap rate comps to determine if your below market cap rate purchase was a "deal".The reason you can't use a cap rate on small residential properties is that THERE ARE NO RELIABLE CAP RATE COMPS!!