You’re not a random office where they’re one of 200 clients.Communication – Clear update schedule (monthly report, repair approvals, tenant issues).Cost savings – Yes, lower fee, but frame it as efficiency, not discount labor.Shared trust – You’re protecting their homes like your own.But — and this is important — you also need to show you’re taking this seriously as a business, not a favor.Before you pitch, line up:A basic management agreement (spell out duties, fees, repair limits, etc.)Process for maintenance (who you call, response times, emergency plan)Screening criteria (income, credit, background, pets)Rent collection system (online payments only — no chasing checks)Local landlord-tenant laws knowledge for VAStarting tips that matter most:Screening makes or breaks everything.

Will Investor Edge allow us to see a Demo b4 paying the $4000 to get started They will, but the demo is basically a white labeled Prop stream.

Bought our 1st in Mar 2024 (3 bed 2.5 bath 1182 sq ft) and 2nd in Sep 2025. (3 bed 2.5 bath 1384 sq ft)1st is across from Las Vegas High School in Sunrise Manor. 2nd is 5 minutes from Centennial Hills Hospital.1st rents for $1700 and 2nd for $1850.1st one we basically had to evict in Feb 2025 for lack of payment.

Caution: When you can use the depreciation deduction depends basically on how you handle the Section 469 passive loss limitation stuff. 

Learn the basics in QBO or even start off with an Excel sheet.

So, I'll give some details and what I might suggest knowing here:What you are describing is basically a BRRRR property.  

I found some PM contracts basically make it harder to leave than to stay, even when performance is bad.

@Kerry Baird in Texas all sold information is not disclosed on a property not even price per square   foot is displayed on Zillow/realtor.com I have been running analysis basically on property that are for sale to get an idea 

I think what we're seeing in places with rent caps is that landlords are basically forced to make the maximum increase that they are allowed every year which in some cases may be more of an increase than they would have otherwise made.  

Sound like the perfect time to learn the ropes — local Birmingham landlord-tenant laws, property management basics, financing options, and rental-ready upgrades.