We manage a property that was having drain field issues for awhile, got estimates and had the owner approve one of the vendors.

The annual 2% management fee comes out before you get your principal back.  

No management costs as it would be self managed, and estimated property taxes by the average of the past few years.

You can always reach out to my property manager and talk with them about the comparisons.

One thing I'll add to an off-market deal is you might find a seller willing to do seller financing.You said, "I don't think the time exchanged to manage SFH would be worth my time and the cash flow most likely wouldn't be reasonable enough to hire a property manager.

3) Buy a few out of state properties directly through an agent and work with a property manager to manage them? 

No management costs?

Hello everyone, I am analyzing the Indio, CA market as a short term rental investment and we'd love to speak to someone who is self managing their own vacation rental.  

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

Your plan to house hack a multifamily property in Indianapolis is a great strategy to start building equity and learning the ropes with manageable risk.