Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

If you are raising capital from people you don’t have a prior relationship with, and even people who you do, they would regard you as serious only if you had a professional prepared PPM and Operating Agreement.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Readers should seek professional advice.

Are they professional in their interactions?

In addition to that, platforms like HomeAdvisor or Angi are great for finding vetted professionals, and local builders associations or the Greater Beaumont Chamber of Commerce may have directories or recommendations. 

Build up your portfolio with a professional landlord and then as your portfolio grows transfer the assets over to a larger PM firm for ongoing accounting and management. 

If you think like those gurus or think like those gurus, then you can kick rocks pretty much.Also put aside some money for appraisals, because if you don't do anything correct with a multitude of professionals, you can get sued.Plus these gurus who promise to jv on deals will screw you over.These gurus are pathological liars that need someone to publicly expose them face to face! 

I will stick with large funds of proven operators.Maybe these are isolated incidents, but operators of MF and other assets seem to be more professional.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?