I've contacted property management companies as well and have scheduled meetings with them as well.

At that point, it's worth researching and finding a solution that better meets your needs. 

Would definitely recommend hiring at least 3 on an hourly rate and see who performs best.

@Berron J.Even if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

The carrier will still charge you a rate, but you’re still invested.

If you look at it that way, there is no way to compete, but it doesn't mean that you can't meet your expectations. .

So your estimate is (purchase price 400k in 2018, selling at 600k 2024) to be around 180k capital gains total and taxes on the 180k (lets say 15% rate so thats 27k), 40k federal capex, 13k depreciation recapture?

all paid for with cash.no credit cards. no school loans owed. when we shopped around for rates on a mortgage in May, 1 broker said to me twice, "you mean you really have no debt except for your mortgages?"

5) Consider meeting with a few agents in your area even if you are just getting started!

The question is, how much leverage is the investor using to purchase the property and at what interest rate.