It sounds like though you've got some math to do to see if the extra cost makes sense and potentially reduced cash flow (if you cannot get your tenants to make up for the difference)

5) Hybrid (what I’m leaning toward)Your hybrid suggestion mirrors where I’m landing:PMC owns: leasing, renewals, 24/7 maintenance triage/dispatch, turn coordination during peak season.Owner owns: CapEx + vendor selection, major make-readies, purchasing standards, and QA.Reporting/KPIs: weekly pre-leasing funnel (leads → showings → apps → approvals → signed), no-show rate, days-to-lease, renewal % by target dates, maintenance response time & average days-to-close, and turn readiness dates.The math driving this: full-service with my current structure is ~$112k/yr (≈18–19% of gross).

In my experience, the best notes often come from a mix of sources depending on your strategy:Direct from banks or lenders: Often the cleanest deals with clear documentation, but sometimes require more upfront networking.Brokers: They can package notes and provide access to deals you might not find on your own, though fees can apply.Secondary markets/online platforms: Good for smaller investors or those looking for volume, but you need to do your due diligence carefully.Personally, I combine these approaches, building strong relationships with a few banks and brokers while occasionally checking secondary markets for off-market opportunities.How about you do you have a preferred channel for sourcing high-quality notes?

Happy to share more details and run through the math with anyone interested.

here's some math for you: estimate how long it will take to pay off just the closing costs on a property with $87 a month in "cash flow."

a lot of costs get ignored so that the math looks better than it actually is. 

side, a few approaches: Track investor-friendly agents & wholesalers in secondary markets.

Just be careful with your math and I would avoid building appreciation in your modeling when you set a buy price.

You’re thinking in the right direction — zero lot line / townhome-style developments can meet a real need in rural and secondary markets, especially where there’s demand for affordable, low-maintenance housing but no new supply.A few ways you might approach testing your vision:Market Feasibility Study: Talk with a local planning department or economic development office to get housing demand data (demographics, household income, and housing stock).

In a decent area, investors often price based on a cap rate around 6–8%, so rough math puts the property somewhere between $300k–$400k.