You’ll need to hand over a large chunk of cash that’s just going to go to state and federal government, maybe 25-50% of the total gain, not just on the current property. 

Any special language in the rental agreemnt that I need to include to govern use of common areas, tenant conflicts, etc?

I paid for a coaching program that helped me improve my fee structure and nearly doubled my annual income.Going it on your own has benefits, but look for help in the most important areas.

But did you know there are programs out there that bridge the gap?

Exploring different loan programs and possibly adjusting the down payment to improve terms.

Tenants pay utilities unless its a program like Section 8.

I am familiar with the "rudeness" but that unfortunately is not so uncommon when dealing with government employees who have to deal with the public on a daily basis and is something you just have to have thick skin for.

I am a member of Jerry’s $10k program and I must warn the world that this program is not what he makes it seem.

It can also be a professional company that uses private money to do loans, and gets investors, as opposed to government secured loans.

The biggest lever the Federal Government has is tax policy.