WilliamsGuys, we're all saying the same thing, in different ways:)

Under $200k, pressing for sub $165k, with rents of $1,500mnth+There is a few different strategies were engaged in under this umbrella.

I then ran a different ad and the cost was only 6 cents per contact. 3 cents higher than FB lowest estimate.

Is there a different avenue I should take to owning my first house?

I think it is always a good idea to interview a few different PMs and ask for referrals of owners they are currently managing properties for to see if they are satisfied with their PM.Thanks Jake

You could also get a couple different agents in the area to get you good comps on what to sell it for and compare on what they say the out price can be. 

Need something to play with, so maybe different market for something new.  

If you are planning on living there (ie in 1 unit) then you are house-hacking and this is a different calculation consideration then renting out both units and making it a true investment.

I've done it for two different properties and happy I didn't go FHA for that reason- although everyone's circumstances are different.

If they were an employee of yours or a member of your team in a different business, would you dock their payroll if they made any mistake for you in their day-to-day job?