Ask more questions - maybe the condition of the property warrants a lower asking price.

My thought is if I can get just two deals a month, through an aggressive direct marketing campaign, each deal avg a $4-6k fee, that that would be enough to warrant me going into it full time.

The type of deed that documents the transfer of title to the land determines what the deed grantor is warranting to the grantee.  

In a Special Warranty Deed, I am only warranting the deed for the time I owned the property (which is maybe an hour?)

In the other markets Ive worked in (Chicago and Milwaukee), land is either way too expensive or home prices are too low to warrant new builds.

"The tenant has the right to pay the amount ordered by the Court in the WARRANT OF RESTITUTION to the LANDLORD to stop the eviction, unless the court checked box on the WARRANT OF RESTITUTION that says "Without Right of Redemption".

This subsection does not apply to a lien or encumbrance placed on the property that is:(1) placed on the property because of the conduct of the purchaser;(2) agreed to by the purchaser as a condition of a loan obtained to place improvements on the property, including utility or fire protection improvements; or(3) placed on the property by the seller prior to the execution of the contract in exchange for a loan used only to purchase the property if:(A) the seller, not later than the third day before the date the contract is executed, notifies the purchaser in a separate written disclosure:(i) of the name, address, and phone number of the lienholder or, if applicable, servicer of the loan;(ii) of the loan number and outstanding balance of the loan;(iii) of the monthly payments due on the loan and the due date of those payments; and(iv) in 14-point type that, if the seller fails to make timely payments to the lienholder, the lienholder may attempt to collect the debt by foreclosing on the lien and selling the property at a foreclosure sale;(B) the lien:(i) is attached only to the property sold to the purchaser under the contract; and(ii) secures indebtedness that, at no time, is or will be greater in amount than the amount of the total outstanding balance owed by the purchaser under the executory contract;(C) the lienholder:(i) does not prohibit the property from being encumbered by an executory contract; and(ii) consents to verify the status of the loan on request of the purchaser and to accept payments directly from the purchaser if the seller defaults on the loan; and(D) the following covenants are placed in the executory contract:(i) a covenant that obligates the seller to make timely payments on the loan and to give monthly statements to the purchaser reflecting the amount paid to the lienholder, the date the lienholder receives the payment, and the information described by Paragraph (A);(ii) a covenant that obligates the seller, not later than the third day the seller receives or has actual knowledge of a document or an event described by this subparagraph, to notify the purchaser in writing in 14-point type that the seller has been sent a notice of default, notice of acceleration, or notice of foreclosure or has been sued in connection with a lien on the property and to attach a copy of all related documents received to the written notice; and(iii) a covenant that warrants that if the seller does not make timely payments on the loan or any other indebtedness secured by the property, the purchaser may, without notice, cure any deficiency with a lienholder directly and deduct from the total outstanding balance owed by the purchaser under the executory contract, without the necessity of judicial action, 150 percent of any amount paid to the lienholder.

It's not a bad place either, I just don't know that it warrants a $2,400 paint job.

The question I must answer is whether or not that is enough to warrant the thinner margins and other points you laid out!

For your first deal, if you're both in agreement that a management fee is warranted, I'd suggest keeping the structure simple.