I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

I don't get as bogged down with numbers as I probably should be in today's market.I look to buy quality properties (A/B class) in areas that are growing and likely to appreciate.

This is the best platform for new & experienced investors to gain knowledge and grow a quality network.

I’d definitely offer with an inspection contingency.ARV on a good quality rehab is 175k+, with some really solid comps to back that up. 

If you do paint, as others have said, prep is king, sand, tack rag dust off, good coat of primer and good quality paint 2 coats. 

I second one large room and a very good quality pull out couch.

After an entire month of not being able to get ahold of him this summer, I contacted another roofer who said it was poor quality all around.

But the PM will blame the quality of work from the turnkey folks. 

That plumbing bill or new appliance will generally cost the same, so higher R&M reserves, as a percentage of rent, are needed in lower quality/lower rent assets, too.

Intrinsic quality, instinct, seeing possibilities all are critical to success.