A well-managed property produces a much greater return than the average investment property.Buy "Every Landlord's Legal Guide" by NOLO.

While you’re at it don't forget to set up keyword alerts for topics that interest you: http://www.biggerpockets.com/alerts If you haven't already, also check out The Beginners Guide (http://www.biggerpockets.com/real-estate-investing) and BP Podcasts (http://www.biggerpockets.com/renewsblog/category/podcast/) are packed full of great info. 

Having an experienced coach to guide me will help me avoid many REI pitfalls.

If someone designs it for you they should be able to defend it for you- make sure of that.That's just my thoughts on it - Use an attorney to guide you through complicated setups so you don't make a mistake. 

They will not only be able to guide you through the process but also provide you with resources to ensure you have a successful journey. 

I can help you out and guide you, you're doing a lot of the right things and I think I can help you get some clarity and move in a good direction.calendly.com/paulhanchard

What I have been guiding my new clients toward is to find deals that cashflow (not too difficult if self managing, tougher but not impossible with management). 

Does anyone have a trusty renovation/construction estimate calculator or guide they use for our market? 

I like the Unofficial Guide to Real Estate Investing.

Porsha,Homestyle is a great program fairly simple in terms of guide lines and not hard to get approved.