I even put it on my phone.

I have tried via email and phone to reach the family with no return calls.

I probably give your phone number out every other day for miscellaneous little towns.Anyways, welcome to the forum.

They call it personalized and tailored to your own circumstances, but really they run everyone through the same template and the phone calls aren't that insightful.

All needs to be "painted"/sealed.

Get a good residential manager and you'll at most spend 5 minutes a month making 1 phone call to see how things are going with him, and another 5 minutes checking your bank statement.

The phone rang and it was one of the investors from my local REIA.

ncskier,The operating expenses include taxes, insurance, management, maintenance, vacancy allowance, advertising, entity maintenance, legal fees, utilities paid by the owner, damage done by tenants (beyond the security deposit), evictions, court costs, lawsuits, office supplies, phone expenses, etc, etc, etc.

They aren't listed in the phone book.

Doing them yourself is fun, and you can print off one page at a time that way if theirs a mistake or if their's a change in your address or phone number or email, you can print out another page of cards with the updates you want.