I believe the best option incorporates all three approaches, in the following sequence:Connect with knowledgeable local investors to quickly get a sense for the many sub-marketsBuild a core team of capable professionals (PM, inspectors, contractors) who are goal-aligned with you and also have no conflicts of interest among themselvesDo a single small deal to establish a work process for the team and get a minor win.Make strategic visits, not to inspect rehab work but rather to strengthen your relationships with your core team.Do more and larger deals, adjusting the team as necessary.This is exactly the approach I'm in Lubbock, Texas today and would love to compare notes with you.

*Other services that we offer:~ Interior Design (floor plans, elevations, 3D Renderings)~ Architectural Designs (floor plans, 3D Renderings)~ New Construction~ Remodeling~ PhotographyI'm looking forward to building a working relationship with you.

Having relationships with more than one will enable you to take down more deals.Good luck!

Likely because it’s a small local bank with whom I have had a lifetime relationship (and have borrowed successfully on other investments with this bank).

If my father lived like that I think it would say more about me and my relationship with my father than it would about the action/inaction of the landlord.

Also, have you attended any local real estate investor meet-up groups to establish relationships with local investors?

While there could be some indirect Co-ops formed through shared relationships, I find it to be somewhat unlikely for them to all be teamed up in a formal manner. 

It is however also time to reflect on why it didn't work out.My personal experience has been that in order for the relationship to work I need to be very clear up-front about what my expectations are e.g. get 3 quotes for every expense above $1k, get my approval for any expense above $350, rent paid by x date, late fees, eviction process etc.If you take time to reflect on how you could improve your odds of success working with a property manager going forward you will be ready to scale when the time comes.

Remember smaller properties will be at least 20% more expensive since there is no economy of scale - either on the structure itself or the vendor relationships.

I have a good relationship with the company I was there for 2 years going into 3.