nor did I want to burn through the lion's share of my cash reserves on a down payment that will be necessary to support me during the first few months of transitioning to a real estate career.

I trying to make sure they dont burn down my house and I a tenant does I have covered my butt as well as i could.

Investment is not black and white; burning bridges as someone new to the investment world will hamper your ability to expand. 

Many reasons why investors get burned in Memphis and I am sure in other markets is that investors think by going around the turnkey model and building their own team that they will save a lot of money and get better cash flow and returns.

It is easy to burn through downpayment money, so I personally like to preserve my cash.  

Let China burn

That's what I'm thinking and I don't want to burn any bridges with real estate agents. 

Your time would be better spent finding deals and networking than chasing down clogged toilets.Once you have a system in place with a good property manager, your time should be minimal to manage that property....1-2 hours a week.I hear you that you're burned out...totally understand.

Yep, in our 2006 King Air 200 we have one on both sides :) burning Jet A love it !!! 

That's burning me on both ends.As I said in a previous reply, I think the obvious answer is that I should just wait another year or 2.