@Jennifer Rivera , we manage in Coolidge, Casa Grande, and Arizona City.

I had a property manager who was of no help and I am seeking advice.

The properties that I’ve managed that have had 90 day restrictions took awhile to rent.

I send out direct mail to probate properties so my list is manageable in the range 500 to 800. 

We're odd in that our project manager actually has a formal degree in Interior Design.

Most of the time in a larger title company the management has a great person that may answer any of your questions to get your business. 

Most of the cash-on-cash returns I'm seeing when calculating even modest management fees and repair/reserve stowaways seem to be consistently in the 4-6% range for COC, and that's assuming no big surprise expenses that affect cashflow. 3b) Even 50 miles outside of Atlanta like Dawsonville, Cumming, Matt areas are expensive for a modest home in areas that have room to grow and don't suffer from being a food desert (you know what areas of the city and metro area I'm talking about).

I was wondering if there was an opportunity to manage HUD properties or if most are self managed.  

I managed to turn this chaotic situation into a nice house.

I currently at work at Landmark Property Management as New Business Development Manager.