As Gino recently noted on another forum, real estate is all about ROE: return on effort.  

Seems like it will be a lot of effort on my end, which was not what they marketed and I was hoping for.How did you get them to give you the first two months for free?

Despite my efforts to reach her by phone, email, and text, it has been nearly impossible to get in touch.

For many investors, this type of expense and effort is not worth it.

Steve,Seems like you put a lot of effort in research and legwork finding potential sellers.

If you are hiring a one-man shop, the odds of that one-man being able to put the effort needed into all the areas needed across 50 or 100 units is very rare, much better service with a team that can take 2am calls and deal with villages etc.

In an effort to make sure they do hold up the referral fee would you have them sign a referral agreement?  

But, to Chris's point, if you have friends and family that already know like and trust you, then you are more likely to get a yes.Unfortunately, the reason you see all the "scammers" on social media is because it is easy to reach TONS of people with relatively little effort and money.  

PM will take big chunk of the income and still not bring the effort to passive on your part.- Adding an ADU is a lot of work. 

While minor drips or small stains may be considered normal wear and tear, a large and excessive oil stain that requires significant cleaning effort or solvent treatment goes beyond that.