This is complex and not something to settle in an online post. $150k income warrants paying a good accountant to analyze its tax attributes.

I'm in the middle of using 2 different plumbers because the first plumber was chosen by the home warranty company, and he didn't fix all the issues, so another contractor who is the original installer needs to take a look at it and finish it up.I provide all the invoices, and it looks like your PM does it also.

The first property I bought was in 2009 having only read 1 book on real estate and not having an online platform and community like BiggerPockets or any mentors to resort to for advice.

A few months ago we joined Bigger Pockets and we have been running all over making connections here and through a few other sites online.

@Sean HugoWe do anniversary.We are at 1,100 units right now with another 360 coming online next year and another 200 the year after that. 

We self manage in Phoenix so we have most of the systems in place to screen/lease/collect online. 

Currently finishing up my masters online and closing on my first property as well.

I think it will stand out a little more and tenants don't have to use the online features.

I'm not familiar with it but I'm sure you could research the program online or just call and ask some questions.

Other methods are driving for dollars, door knocking, wholesalers, wholesaler deals that fell through, craigslist, Realtors, FSBO sites, expired listings, put out bandit signs, billboards, newspapers, other offline publications, home health care, hospice, assisted living facilitiesYou can use pay per click/adwords, motivated seller website with SEO, facebook, Linkedin, Youtube, and other forms of online and social media marketing.