That cost segregation study that saved you so much in taxes over the years?

I haven't seen another PM tool do what they do with the virtual accounts, simple transfers, savings and checking accounts, etc.

The promise of accelerated depreciation and immediate tax savings is attractive.

You would have had to be there for at least that to save on the capital gains taxes (up to 250k). 

I am taking your advise, and switched my game plan to include a local agent or property manager to show the properties. 

With the FHA loan you won't need a huge amount of your savings.

I plan on doing it sometime this week.

If at some point it just takes too much of your time or energy you can always turn over to PM to manage.If you think you will buy 4 this year, then that might save you enough money to buy a 5th.While I think it is great to have plans and goals, I will say most of my good and active investors target one a year. 

I plan to have some cool space saving things such as a "Murphy" kitchen table, desk and bed.

This helps save you money in interest if you can tap into that..