Self-managing is definitely the way to go!

To minimize upfront costs, explore down payment assistance programs, creative financing strategies like seller financing, or rent-to-own agreements. 

I have all my reserves tied into the project since I did not do funding for these but rather self funded.

We've sold 65+ homes and the biggest request we get from our Buyers is help with closing costs.Most of our deals we're providing anywhere between $5K-$10K to help Buyers offset the cash requirement to purchase a home.Even in today’s "high" interest rate environment, many Buyers prioritize closing cost assistance over an interest rate buydown.

. $215k is the offer that is falling through.It's not something we could self manage.

By keeping your investments local you may be able to self-manage your properties more easily because you're close-by and already knowledgeable about what's required of you as a landlord. 

Embarassing self-reply, but if anyone on the internets stumbles on this one. 

I currently self manage so I don't have systems/team.

Than learn with that safety net until your ready to take things back over to self-manage again. 

Self managed HOAs are usually undercapitalized so you want to take a thorough review of the condition of the community to make sure there isn’t deferred maintenance because you might get hit with a special assessment if the board isn’t setting aside cash for those capital improvements.At face value, taking into consideration my typical financial objectives, I wouldn’t do this deal unless it was a much lower price.