And as mentioned solving problems 4-profit, there is a LOT of $ out there from other high net worth people that is desperate for a good manager.

@Kenneth Jenkins you forgot to mention owners that expect a PMC to use contractors off Craigslist that are unlicensed, NOT insured and rarely have acceptable experience/skill - but, they quote the "best" price.These same owners will sue a PMC if using these types of contractors results in a tenant lawsuit.

If appreciation is not there, however, it seems like a potentially long waiting game to see if your $60k investment today returns anything meaningful in the long run. 

You mentioned that your DTI is over 50% with less 10% down, so that's not an option....that 50% limit isn't necessarily a hard-and-fast rule, so you may still be okay @ less than 20% down (not to mention not all lenders calculate income the same way).

The other areas you mentioned are too high for this particular need

You mentioned price, are you too high?

Someone else mentioned work backwards, ie put an offer in for the price that makes sense.

It’s more the actual “how-to” or structuring it into the process I’m in, as I mentioned. 

For consulting with a CPA.As mentioned above you can simply take monthly distributions, but what is most important is how you are set up. 

So far, I've rated Evergreen and FCI lowest based on a number of reviews on different platforms that have consistent negative reviews mentioning certain specific issues that I find concerning (this is after accounting for the inevitable disgruntled customer/borrower who gets unjustifiably upset).Are you able to share any of your information?