The best property manager is the one that you see in the mirror.

I think he thinks it's all smoke and mirrors : ) It all actually scares him so he's begrudgingly watching me do it so the short answer is no he will not be involved. 

Hi AJ,I just wanted to comment because your post seems to mirror my situation almost exactly.

We rehabbed the home by painting interior and exterior, had three rooms of tile installed, repaired a rotted section of roof, replaced all of the receptacles and most of the lighting and ceiling fans, installed two year old black appliances, installed mirrored sliding doors in the bedrooms and put the house on Zillow and Craigslist and we were getting a lot of interest, and after three weeks on the market, we got an offer that we accepted.  5 days later they backed out of the deal as the buyer of their home was not truthful on their application and they had to re-list.  

We aim as healthcare real estate syndicators mirror at lease what multifamily is modeling around 7% CoC and 13-15% IRR. 

The kicker is that as the sponsor matures they're going to offer less to LPs and you may have to find a new sponsor if your goal truly is to achieve 30%+ returns (IRR, MIRR, or pick your measure) annually. 

I am still in the discovery phase and haven't decided where to invest but I have hesitations about out of state investing that mirror what you've said.

Why no light fixture above the mirror area?

Also, what market cycle does self-storage more closely mirror, industrial or apartments? 

This makes your Income/Expense accounting pretty easy when you only have one or a few properties.For tracking expenses, the best thing I’ve done is to setup a spreadsheet that mirrors the IRS Tax Form Schedule E Part I.