However, if all else holds true and you can get it for 110k and costs are 40k besides holding costs - I'd go for it personally. 

If I worked a true full time+ job where I couldn't pull my phone out or take a call whenever I please then I would gladly farm it out, but since I usually can I will gladly pay myself $60-100/hour to self manage from a smart phone. 

I think this is generally true (in fact I wrote an article saying the same thing a year and a half ago and so far it's been correct: https://www.biggerpockets.com/blog/this-housing-market-isnt-...)I don't think it's going to be good though.

Seems to good to be true.  

So.....Too good to be true? 

This will be especially true for newer invesetors who jumped in the market in the last three years, Since I don't do notes I won't comment on the rest. 

Yes, many of them are not the sharpest tool in the shed and it is true that there is a huge performance gap between agents.

If you're in a diverse market and opportunities for either single or multifamily properties will support your ROI goals then I say don't exclude either segment in your search.Regarding your comment that a multiplex may be riskier with lots of maintenance & vacancies, this is only true if you let it be true. 

Actually, and this is true, if they ask me to fax, I give a super believable impression that I don't know what they're talking about.  

A lot of people with growing portfolios start to look at a true property management software.