You have to keep in mind you make money in real estate in four ways:1.

After years, I have changed my mind...I think it's worth it to have the 'annual inspection' at least every couple years :-) HVAC units are expensive to repair/replace.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

I don't mind putting the money in, necessarily, but I want to do it right.

@Donte Brame there's the RI Real Estate Investor Group that meets twice monthly, usually the first Thursday of the month online for anyone, and the third Thursday in-person for members in Warwick.

Simplify as many standard processes such as online rent payment, leases, apartment turns, paint, and other materials, and re-key all locks to a master system.

The last thing that comes to mind would be moving the funds to a rollover IRA and withdrawing them with help from your tax advisor or CPA to qualify for the first-time homebuyer exemption. 

If you don't mind me asking, what is the HOA in this area?   

Your children can inherit the property as well.I think you will owe transfer tax on your QCD and fees for the trust and LLC as expenses to keep in mind.

Respond fast, act decisively, and always keep in mind that another investor might be right behind you, ready to take the deal if you don’t.