I’m an investor in Atlanta Georgia  and I’m used to getting rehab quotes from GC’s that are between $35/sqft (not too much walls need to be moved or roof or anything) to $65/sqft (everything needs to be done) to $85-$100/sqft (new construction or additions).I read about and have ran into other investors who say they can do a full rehab project for about $15/sqft !!!!

Judging from outside comments, I'm a pretty good people person and I'm learning how to better network by taking classes and reading books.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

a) <12 months self employed is hard money only.b) 12-24 months = "non-QM" alt doc loans open up.

@Henry Lazerow Never done direct mail, but everything I read/hear about it says you have to be consistent for it to truly work.

I've been reading all about real estate investing for about a year while saving up as much capital as I can. 

Can any of you recommend books that you have read that were helpful in gaining perspective on the property management industry as a whole as well as "best practices" for setting up systems and processes for offering property management to investors?

It requires periodically reading the sub-meters and you may have to bill an average and then rectify any under/overages.  

@rickstout read over the comments as that should help

Not having 2 full years of tax returns and being self employed is keeping me from using local portfolio lenders.