My parents are small, "Mom-and-Pop" landlords but only one of them oversees and manages their rental property. 

You can create a post asking for recommendations to see who pops up.

I've used their credit and background checks for years without issues except for one fraudulent tenant/application.I have noticed on most of the applications I don't see anything pop up for the background check but the credit check seems pretty thorough.

We are a small mom and pop operation with 40 units in small market towns in Central Texas. 

my family runs a mom and pop shop at a ski shop in tahoe.

Also, know that small rental properties may look good on paper, but you still have big expenses that pop up and can kill cash flow for years.

Some markets that have distress and motivated sellers will benefit even more, but with higher rates, more fear, less buyers, if you have a mom and pop seller who is motivated, great time for the strategy.There are some great books on the subject.

Then I camp out in those (not one market, many) markets until one of those properties pops up. 

I think at this stage it is seeing the capex items pop up and kind of wash away my cash flow is where this may come up also.

Finally, an interesting property has popped up but I don't know if it would make sense in the long term.Some numbers:(I know I said HCOL and this may not appear to be that, but coming from the midwest, this was a significant jump)The avg fixer-upper single-family home is going to run us ~325k and with around $40,000 down and a 6.9% interest rate we're looking at something like $2,400 a month PITINow the duplex I mentioned would go for about 100k more and with the same down payment and interest rate we'd pay something like $3,200 a month.