I may be less risk averse if I had a higher W2 that would heal possible mistakes faster.I think do think the prospect of using hard money on your first deal is very scary considering the overall learning curve, but although I'm not necessarily proud of it, I am one to ease into things rather than jump fully in when it comes to financial risks.

@Adam Stanton A SFH with amazing tenants made out of self healing, magic building stuff might be 15%.Your management fee should be 10%, vacancy 8.1% and Cap Ex at least $150/month.Here is the list from my spreadsheet:Monthly Mortgage paymentTaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and OpsInsuranceMgmt FeeVacancy

Also, you will have to be more careful as you won't have as much W2 income to heal financial wounds from mistakes.

Time heals all mistakes, and once you realize the influence that time has on wealth-building with long term investments, you're hooked.

First of all, units are not typically empty (I show occupied so tenants move in on the heals of the other leaving) so a two week early move usually doesn't work.

Not going there selling you a healing, face make up products.The realtor is there because she is interested in selling you a service also.  

I’m very interested in container homes on acreage for veterans so they have a quiet place to heal. 2- We are moving to CA this summer to be closer to family and I’m downsizing from this large family home in COS/ Broadmoor which was our primary residence for several years and has never been a rental property3- my gut says sell the large COS/ Broadmoor property and focus on buying distressed properties in CA, restoring them, and then renting them out to folks.  

At least until you are well-healed in the business and have the confidence (and balance sheet) to diversify.

I was also healing from an illness. 

In our option contract we retain the right to cancel, and refund the option fee, at our discretion.I would run all this past your {well healed in real estate} attorney and have her/him draft the actually option contract.