@Colby White I use it for total costs, but you can use it in whichever manner makes it easier to quickly evaluate deals.The 1% rule is simply a " deal funnel" tool.

@Dimitri PaspalarisWithout providing advice on your fund choices, I would say the idea of allocating different portions of your discretionary income in a diversified manner is a great idea.The same way you would diversify a market investment portfolio or diversify a real estate investment portfolio, I always recommend people diversify their “wealth portfolio”.Wishing you all the best in achieving your financial goals!

If you pick the right market, a manager just has to be trustworthy and good enough to fill units, repair things in a timely manner, and charge fair prices.In the wrong market any little discrepancy will kill your investment.

Since I have a very demanding career, I chose to hire property management because I knew that I would be unable to attend to my tenant's needs in a timely manner. 

Closing costs do not scale up and down in a linear manner with purchase price, so there's no point in expressing it as a percentage. 

If the lender doesn't perform in a timely manner, the buyer forfeits the escrow.The lender has been slow to respond on a few occassions but nothing like the week and a half it took for the seller to schedule the appriasal inspection... stating that the tenants needed to have proper notification.

In suggestions or referrals in this manner would be most appreciated. 

A few years may seem like a long time, but it really will take at least that before someone new would be ready to run their own business in a professional manner.

this is in your lease, what's your lease state. 99% of all places, they are, but you as landlord are required to do your best to get it rented in a timely manner.

Failure to pay rent in a timely manner is serious.