Also is there a way to increase your income with a second job, a promotion to increase your monthly income to save more for reserves or another down payment? 

I searched but didn't find any specific referrals.

Thanks for the PM referral... are you still happy with them?

I am way to old school to try any of this  LOL.. of course I get 100% of my business by referral so I have no need to market anything and being old school I pick up the phone and talk to my investors in person ..

This gives the owner client peace of mind as well as some protection.Non-humble self promotion: I own and operate Blue Door Residential Property Management (and am fully licensed) and would be happy to talk about your needs if you want to shoot me a PM.

@Michael MattinglyRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I watched Pace's webinar to promote the program, and he consistently claims you make $1500-$3000 when lending $1k.

Does anyone have a referral for Texas Attorneys that do lease options?

Building positive relationships with tenants can increase their retention and reduce turnover, promoting consistent rental income.Consider FHA loans with lower down payment requirements if you're starting with limited capital.

It'a cheap for a reason (although a lot of the stuff promoted to foreign investors looks cheap but is in fact expensive).