There's quite a few sellers who think their property is worth more than the neighborhood suggests.  

Simple, the MTM tell them they need to go, I am not certain of PA laws, but I think a 30-day notice is sufficient, and or cash for keys 

Looking for any suggestions, points of caution, etc.

My realtor suggested offering it amortized over 30 years with a 15 year balloon, as that what she sees her other investors doing: focus on the cash flow, then when the 15 years is up, do a cash out refi, exchange, or sell to move into something bigger or better.

If you are a first time BRRR investor I suggest you outsource to trusted professionals and temper your expectations of infinite returns.  

If they put their own financial interests ahead of yours, I suggest you look for a new PM. 

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

I'm hoping you guys know some resources I don't Alternatively, does anyone have suggestions for a good insurance broker in Baltimore, MD? 

How would you suggest I handle an expense like let's say new HVAC system is needed a month or so after we close the deal on the portfolio?

If you decide to stay in CA I would definitely suggest getting to know a good tenant/landlord lawyer that is familiar with lease creation and knows the process well.