Before you even address your original question.  

Because even the top agents have different areas of focuses and expertise.

Wondering if I should even do it myself or hire a lawyer to set this up for me to the tune of $3000 includes titles etc OTD. 

With 20 properties, you’d build a nice, diversified income stream over time.Why Choose It: Low entry barrier, easier to pivot if a deal goes sideways, and you can scale at your own pace.Challenges: It’s time-intensive—sourcing 20 good deals takes hustle, and managing scattered properties (even with a system) can feel like herding cats.

It puts you in a position to learn the market, build connections, and spot deals before most people even know they exist.

@David RobertSevere nicotine damage can require extensive cleaning, sealing, and even replacing drywall or HVAC ductwork.

At $10/hr thats $1600/mo so even if you spend $5k - get one deal its paid for itself.

but i also 2nd @Jay Hurst's sentiments - get a 2nd or even 3rd opinion on DTI/ full doc. i personally love files that are puzzles, i get some weird satisfaction out of figuring out how to make it work on full-doc, especially when my client has been told "no" before. if it doesn't work now, a good loan professional will help you create a path forward.

Likely will pay 300 plus monthly with a one year commitment, but I get my best info (even that is lacking) from there.    

Some people love that as the initial numbers look good, but probably over the long term they get tired of the common issues landlords face.It's not that hard typically to find a move in ready property, or even to find one that needs minor repairs, where you can capture the equity yourself vs the person selling it to you.