After that, when you do sell, the portion of your capital gain attributed to your period of rental use will be taxable, while the rest of your capital gain can be excluded subject to the $250K/$500K limitations.  

Hello Bobby,The best place to go to search for a great property manager is the National Association of Residential Property Managers. www.NARPM.orgYou are able to search for members in the local area and then look for members with designations like Residential Management Professional (RMP) or Master Property Manager (MPM).

Is anyone aware of any courses to become a more structured and systematic property manager?  I

Each new property would have it's own LLC in that State listing the S-Corp as the Member or Manager (Member shows ownership, Manager is appointed by the members to run the entity).Each LLC would have it's own bank account (if out of State, plan on taking a trip to set up the bank account and most likely, today, run into some idiot banker who can't figure out what is happening and give you a hard time opening the account since there isn't a name listed on the LLC and DE paperwork is not public record and won't show name as well, NV will and might make it easier if you registered the S corp here in NV but...

As a property manager, I would never pay per-lead, but I have paid between $50 and $200 for a lead that actually filled a vacancy.That payment was only made after I received first months rent and security deposit.

A bank loaning out money or a private source from a fund manager is going to want a personal guarantee,money down,and a track record with excellent credit,and possibly other properties put up as collateral.For each item you don't have the money down goes up to cover the risk.

After talking to the regional maintenance manager, I got a business card off her desk.

If your manager is letting the tenant pay January rent as late as January 31st then you need to get a new property manager immediately!

As a note investor understanding the process is a key attribute and one of the reasons why I am pursuing it.

Informed the property manager I would not be renewing their lease and intended to sell in early March.