Stay on top of things, stay organized, and track every important date, from due diligence to contract extensions.Early on, I got myself into some pretty stressful situations.

Just by having those two traits they are in the top 25%, based on my experience. 

Keep in mind - even with the PM you still have to pay the maintenance on top of their fee - and like I said - often it is over-priced.

I am sure some will do it with phone and e mail etc.. but I suspect they miss the best deals.Just like top wholesalers they have buying agents when a lead comes in that buying agent is over to the house and meeting with the folks ASAP so they can lock it up.. if they are non owner occ then yes this is different but now your talking about investors as sellers different mind set .  

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

That's $930 a year on top of management fees.

Top producers are always very pleasant to work with (which does not mean they are soft)3.)

By the way, she doesnt turn on the heat then turn it off: she has never turned it on. she uses a small table top electric heater when she's home.Your suggestion is my "option 1" which Im afraid will be too costly for both of us.

It brought in 120k last year, but I think we can bring in much more as we do upgrades including adding an extra story on top and as we run it as a bed and breakfast.  

They can see the things you are missing because they have missed them before and they know what happens when they do.So, make sure you have those top five in your life.