The 8-20 units are sort of a mixed bag, with some going to residential agents and going on MLS, and others going into more commercial brokerages (Loopnet (listing service not brokerage, CBRE, Cushman, Colliers, Newmark).  

You may have $0 for marketing because you will use a free service.

However so far i just got lip service and no action.

I hadn't gone any further with this PM than a intro email to see if they were taking new clients and they volunteered the rate. 

You likely have obstacles around convincing your family, capital to fund a deal, and location - but every single one of these obstacles can be solved.If you are really serious, you should talk to a lender about what you qualify for and see if there is an opportunity where you live in to purchase a home for 0% down - it is absolutely possible and have seen clients, and myself, actually do it.

As a vendor, hundreds of our clients are property management companies (from mom and pops with 50 doors to PURE & HRG with tens of thousands under management).

When you change the insurance to add loss of rents and tenant perils the notice goes to the lender and servicer.

I have clients right now that get frustrated because they want me to tell them what they want to hear and overextend instead of telling them to the truth and acting as a trusted advisor.

I'd be interested in learning more about your construction services to see if there is an opportunity to help one another. 

You'd think some brilliant municipal planners would figure out how to structure for diversity (young families) and affordability (for the worker supporting services and the economy) .