you can do it for less. 10k max. there are volume syndication shops you can use. 20k is high for a simple structure. depends on the structure. 

If you have time, go visit some of the homes and secret-shop them to see how they compare to yours.I recommend looking at the market at least once a month for the rest of your life to keep an eye on things.

I can't tell you how many times I've gone to the property and it is gone, or you figure out something is wrong, maybe the legal description, or the address, or there is $100,000 worth of junk there you need to haul off that was not in the pictures, or that cool commercial building, that when you get there has the faint words that you can now make out to be a former dry cleaner, or gas stations, or lead smelter, or oil change shop or something like that. 

Any ideas for what to look for in a property management shop that would even take me?

Smaller office or shop buildings might bring in more money but need you to know more about running them.

ChatGPT: Write rap lyrics about using a wraparound mortgage in a profitable deal.Got the seller financed, wrapped the old loan,New buyer in place, and the cash is grown,Interest spread wide, I'm collecting the flow,Passive income stream, watch my portfolio grow.Wraparound mortgage, making money stack,Flipping properties quick, never looking back,Profit in my pocket, strategy on track,Real estate mogul, and that's a fact.Analyze the numbers, every move precise,Minimize the risk, maximize the price,Equity's the goal, profit's on the rise,Wraparound mortgage, got me reaching for the skies.From the first payment made to the final note,Wraparound secured, watch the market float,Negotiation skills, deals in the bag,Success in my grasp, wave the victory flag.

Sometimes you will do bad and you will be stuck holding the bag and NOBODY will bail you out.If he did a great job give him more business, pay him on time, answer your phone when he calls, and support his business.

I would recommend shopping this because at 66% LTV you should be able to get a rate in the low 7s assuming you have a good FICO score.

Then I would shop locally first - they will have best rates 

It is gated, secure, a larger resort, with hotels, restaurants, shops, scuba, snorkeling, a dolphin encounter, etc.It has a marina and golf course.