@Josh LansberryIt’s exciting that you’re ready to take action in the Raleigh/Research Triangle market, an area with strong growth potential.

A property is available off market that seems to be a great deal.

I do however keep my a little below market value so I get a bigger tenant pool.

With that said Phoenix had one of the highest home price declines in the last market down turn.  

The zoning changes will make California a hot real estate market.

They should know the market better and keep your rents up.

Generally, a good property manager will make sure to do the following:- rollout a strong marketing plan - thorough application process - know the fair housing laws- have the vendor relationships to take care of any emergencies that could happen- dealing with late fees & evictions!

Congratulations @David Shaun - those are awesome numbers, and should hold up with the low liabilities, regardless of market. 

The markets have changed quickly, and what worked 5 years ago may differ significantly from what will drive success today.

Then house hack a 4 plex to start I am sure you can get into one of those in that market which is lower priced than 90% of the US.