Beginner investor looking to take the leap on our first property - about $30k in cash to put to work.

No Specific Performance": Without the remedy of specific performance, you can’t require the seller to clear the title and complete the sale.

I am a high performer and run my own territory.

Although I’ve been investing in real estate, both directly and indirectly for 45+ years, I still get a “queasy” feeling when an investment does not perform as expected.My “aha” moment occurs when we reach the point when, despite the investment problems, we’re able to still show a good/substantial profit at the end of our holding period.  

A property manager’s expertise in handling maintenance issues, dealing with tenant concerns, ensuring legal compliance, and keeping vacancy rates low can make a huge difference in the financial performance and sustainability of a property.

If you have hired a specialist to perform a cost segregation study of your real estate property, they will likely use one of the six most common methodologies recognized by the IRS.

I think what you’re referring to is a checkbook IRA so you can bypass the custodian when performing transactions/investing and all assets/accounts will be held in the name of a special purpose LLC or Trust which is the instrument that gives you checkbook control.  

and maybe change the water once or twice per year).I always consider 40% of what sales person say, matches the actual performance.

A good manager can improve performance for a mediocre investment; a bad manager will kill a good investment.

Then again this would also mean that I'd need to build a small team, and I'd need everyone to perform whereas they're bringing it all in one.Another big thing here is the risk - as I said above I have a fairly pessimistic view about the economy in the next couple of years..