Is ARM too risky or my plan should work roughly as expected?

That likely means that they are not good with money management which you are likely expecting from him.To answer your question, if you are doing long-term rentals, the LLC taxed as a partnership is likely the go to route.Best of luck.  

If anyone has had any experience I would love to chat to learn more about what I should expect with this project.

I'd expect something in the 70%-75% range, depending on your experience and credit score3b) Also, do you need to borrow $160k?

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Downsizing a one factory town.I would expect if FedGov downsizes, a lot of the corresponding periphery businesses/consulting firms, etc shut down.There has also been talk of such things like FBI moving out of Washington, I think some of that has already been the trend, but may accelerate. 

My wife and I plan to purchase a few properties ourselves, but with the lead generation strategies I’ll be implementing, I expect to come across more deals than we can personally handle.That’s where you come in!

Early 2017 investment, assumable, high 3s fixed-rate debt with a 5-7 year expected hold period.

Don't expect to learn complex issues with extremely significant consequences from online forums.

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!