If you're having second thoughts... that sounds like your gut intuition talking LOL .

I think I just intuitively know I need reserves set a side to make those repairs. 

It may take a little negotiation on your part, but stick to your intuition, keep your cool and he might just let you have it.  

I use Intuit Payment Network and really like it.Do you really need a "property manager" if you're just trying to collect rent electronically and not take phone calls? 

Here are my suggestions:1. read up and understand the landlord and tenant rules, know the lease papers you need, etc (join local landlord networking groups)2. learn how to screen tenants yourself (using your intuition and finding an efficient way to do it)3. find out what your prepayments, double ups, annual increase, etcs are that you can take advantage of, and make sure your mortgage is linked to a HELOC4.

As counter intuitive as it may seem, these owners are almost always unapproachable and almost always a very difficult client.

Through it all I learned the biggest factor in the mistakes I've made has been letting my emotions get the best of me (i.e selling on intuition, not sticking to my strategy, etc.).

Thanks Scott and Greg... guess I will just have to trust reviews and intuition. 

@Libby Baugher This is counter intuitive because I know rei even though I don't have my CCIM designation, searching for a realtor that has this designation is a sure way to ensure you get one that has a knowledge of real estate investing. 

If you're only hearing about the $500-1000 ones, just wait till you start getting pitched the $5000 weekend boot camps.Keep in mind, though, that a semester at a state run college will run you a few thousand in tuition.