I recommend setting your expectation of the level of cleanliness, maintenance of the yard and grounds at a very high level to the tenants.  

After completing the repairs, I expect that 75-80% of the renewed property value will be close to my purchase price, and my goal is simply to recoup the down payment.

Here are some tips to help you make a successful investment:Strategies for Positive Cash FlowCareful Property SelectionEmerging Neighborhoods: Look for properties in emerging neighborhoods where prices are lower but expected to appreciate.

An active wholesaler and houseflipper in my market says that newer investors should expect to spend nearly $5,000 on 1,000 mailers for 6 months just to generate 1 quality lead (citing a .1% conversion rate).

@Eric FormillerRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Please let me know what I can do in this situation.If the seller does not want to pay the buyers agent your option is to pay the buyers agent directly either by increasing the price and having it come from closing or pay directly.what does your agent expect to get?

Plumbing roofing electrical hvac water heater everything is new so Im not expecting nothing major for at least 5 years.

Time is your friend and it goes by faster than you expect. 

@Mirlyne AndreRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

He bought it with the expectation that they will build #5, but that's up in the air and years down the road.