@Henry Hsieh typical penny-wise, dollar-foolish approach.Investors make more money finding deals than they do pinching pennies doing DIY management.Or, is your time not worth much?

We have a stipulation in our leases for this: Its pretty simple. 

I have someone in Utah who sets it up for us upfront and teaches us how to use it and then after that its simple.

Your mentor has needs; try to meet them and develop a mutually beneficial relationship.A mentor can benefit your growth, but it's not as simple as one post on a forum full of strangers.

I always kind of chuckle when I hear folks say well we will just take it back like this is some simple task..

As far as what most of them do - they set up a simple filter based on the info that you gave them, then you look and find houses that you like within the filtered range, contact them and let them know you want to see it, then they show you the house (based on their schedule around other clients).

Since that allocation is 50-50 it becomes a simple matter that closing costs are paid. 

Would either buy an SFR or a Townhouse (fee simple allows fha) NOT a townhouse condo.

I would just make sure to ask this simple question. 

Had bought a house to do a simple interior face lift, added mini splits, things of that nature.