And I failed.

I also have a ton of property management experience and offer tenant placement.

We also would like to self-manage if possible.

We run into this especially at out parcels in grocery anchored centers, and our users generally can't make a ground lease work for the business case so the next best thing does tend to be the BTS or we often do Reverse BTS deals where the majority of the building design and management etc is done by the tenant. 

I used the local MLS and I am a REALTOR so I negotiated off my commission to get a better deal.

Meeting a 20% down payment to avoid PMI seems manageable, although would take a big chunk of my liquid net worth, and I prefer this route over using an FHA loan.

Quote from @Robert Brock: Hi my name is Robert Brock and I am new to the Tampa Bay Area.

After years of self-managing our single-family rentals, we decided to hire a property manager to provide full service management.

It makes lead management way more efficient since they get to focus on people who actually want to do business. 

It would be nice to cash flow and I assume that is rare so appreciation is the goal within the next 3 to 5 years.