@Kris Lou Many factors go into PMC pricing:1) Locality (city/state)2) Neighborhood & Property Class (time to manage Class A < Class B < Class C < Class D)3) Property condition (slumlord properties hard to manage)4) Number of units (some economies of scale, but not as much as owners think)5) Owner expectations (some owners really want a personal assistant!)

The "variables" you speak to could mean this is worth every cent of a 5.4% cap rate to "I wouldn't touch this for a 12 cap".  

It takes 30 seconds to dump your money into the stock market.

As a side note, and maybe others will recommend this as well, obtain your real estate license instead if you are interested in pursuing sales full-time.

Glad to share my experience and information if anyone is interested. 

Do you have any resources on this strategy that you would recommend?

You mentioned gross rents of $3400 per month and Principle/Interest/Tax/Insurance of $2500 per month. 

My career has been centered around helping businesses scale through strategic sales initiatives, but I’m now channeling that same drive into real estate investing to build long-term wealth.My wife and I are in our early 40s, both work full-time, and are raising four amazing kids.

This is where you live in one side.

This is a great tip