Any thoughts on how to choose - what metrics to evaluate, resources to read to help? 

Do they have any licensing or reviews?

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Mahalo Nui Loa, Kwok They aren't running the comps correctly if you can't find a single comp to fit that metric for single-family homes in Indianapolis.

Any key metrics or red flags I should look out for?

update the seller has taken a week+ to review our loan sale agreement (which is very cookie cutter).... finally closed on this one... will keep people updated

In that case you need to review the house rules and check with management.

@Chris StrokesYou would need a securities attorney to review a PPM.

Your decision and actions here to leave a false review and then delete your account to remain anonymous reiterates your character.

To be fair, I literally did no Due Diligence, but it open my eyes how you can't trust the promotional blabla at all, you really have to do a detailed review of all the deal facts yourself.