@Treshawn Black you should reach out to some local agents and start with interviewing the agents to make sure they can represent your investing interest.

Cap rate has nothing to do with investment performance.

I have never heard of any other specialists that could accomplish this.The only other thought is maybe the Realtor who represented you? 

That can get you into a place that will perform and you won't need to worry about HOA and county restrictions.

I typically keep selling an asset as the last resort, unless the asset isn't performing, which it seems yours is.

When I was a Realtor it would take me the best part of an hour to do comps right, but that was because I drilled down deep on each property and took the time to do the job right.In fact, you might want to pay that same Realtor to represent you so that you have someone to guide you through the offer, contingencies, inspections, disclosures and negotiations.Good luck!

John,I would recommend contacting several Independent Agents who represent Multiple Insurance Companies.   

Direct mail does require you to stick with it for sometimes months at a time or longer, but it can generate some good leads for you (especially if you start trying different templates and companies to test which mailers perform the best).6.

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

Is performing note investing viable for me?