But from what I have seen it has a lot of useful accounting tools that should make my life significantly easier, and ultimately that's what my intent is.

The seller is highly motivated to sell and has already knocked their price down 6% since listing it 4 months ago.

I would highly recommend moving your tenants to a PM software where you can screen tenants, collect rent, etc. 

The interface is user-friendly, and the reporting tools are especially helpful for tracking property performance.One downside is that it can be a bit pricey for smaller portfolios, but the features have been worth it for me.

Buying in a high COLA with loss protection is a no-brainer in my book, but only if you expect to relo again.

You can also expect increasing HOA fees, and there may be some problems renting a property inside a difficult.You don't have any experience, prices are at an all-time high, and rates are also high. 

Those that own it can be harder to sell as the cash flow from the business will cover the debt service for the business, but not for the real estate.Example: I had a very high-end assisted living facility on the market. 

From there, adding discipline will get you to where you want.Instead what you're doing is advertising you have money, no knowledge and are going to have the average BP RE agent(bottom of the barrel quality) come here to promote their services with no regard. 

It can eat into your cash flow, but if you're earning high income from your W-2 job (I assume you are if you're buying in all cash), it makes more sense to use your time making more income versus managing maintenance requests as you scale. 

This is a straightforward process that we’ve followed to consistently deliver high-performance properties, and it does not require secrets or gurus.