.- Investor Relations Manager- Host an informational session for accredited investors - Reach out to people on bigger pockets that claim to be an accredited investor and verify their statusIf you see any flaws in any of the above, have more details, or suggestions please feel free to let me know.

Making it worse is if being billed monthly, that landscaper won't invoice the Pm company until end of month, most times a week or two into the following month, and if truly bad they struggle to get invoices from contractors at all, but again they can't bill you until they receive an invoice.Any issues you are having with maintenance, inspections, fees (outside leasing related) likely not the PMs fault it's the vendors their using.

Long term Goal-No Debt that isn't investment related.

@Caleb Anderson I don’t think a two year lease is too long but I would go any longer - you want to be able to raise the rent on them if taxes increase in your area - have an attorney review your lease and make sure you are taking advantage of your states property code as it relates to landlords - each state is different - we have a lease break provision written into our leases - also a good real estate rental agent in your area can be worth their weight in gold - they will find better tenants (screen them all) and quickly put your house back on the market in instances like this

We frequently provide value to the forum by answering questions and posting updates to the tax laws they relate to real estate.

Or other option is to purchase or as owner occupied if you can and have a gift from a relative for the 5% downonpayment.

I am trying to better understand making offers and its relation the BRRRR strategy.For example, if a property is listed for $150,000 with an ARV of $180,000, and will require $20,000 in rehab, according to BRRRR I could pay no more $106,000. 

Expensive" is a relative term. 

Many members are experts in their respective fields related to real estate investing, whether that is real estate brokerage, wholesaling, flipping, buy and hold, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

I would suggest skiptracing the owners and or any possible relatives.