I also have some cash reserves that I plan to dump into a contingency fund for each unit. 

There are some great suggestions here on down payment, interest rate, servicing, and underwriting the borrower.  

Building a rental portfolio that replaces your income takes years and a lot of effort, this is especially true in our high price high interest rate market.You need to have at least a 10 year vision when buying real estate.

What’s your success rate with mentees?

Given the fact that the Baby-Boomer generation is retiring and interest rates are high (making a buyer's market) I should be in a good place.

Prices have increased (higher terms/rates) as the fed rate has gone up so you have seen people who could get 8 or 9% now in double digits.

.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

May be you meant that the IRA has deferred-tax funds and not Roth?

I would say your best bet for your best rates and best payments would be a residential mortgage company.

But it is constant rate oversite...