I only was thinking of the tenant having to pay a monthly fee for hvac filters and renters ins when these are easily attainable.

@Kathy Diamond I'm not sure how to find that info but I know Memphis has ample of opportunities that meet the 1% rule

However, I agree with most of you that half the time was spent on pitching their $40k program is the way to financial freedom and your only choice to attain your goal etc.

If the investor chooses to invest in a notes fund, then the manager is doing all the work you described rather than the investor.And if the investor chooses well, that manager will have years more of experience than the investor can hope to ever attain (and will not make rookie mistakes which they might).

You say you want to attain financial freedom, but remember that is a buzzword.

But at the end of the day, well located properties in which the owner has ample liquidity to ride out long-term cash flow negative periods, rarely lose money.  

Is self management attainable, yes...

They have stepped in to cover repairs for me, pressured mngt to do the same, introduced me to other PM teams that would perform better, shared multiple resources with me to assist with the sale of the properties and have spent ample time helping me strategize overall about what to do with these properties.

In this case, he gave us ample notice to (most likely) fill that slot, however, I'd like to protect us in the future.

With your income, you'll have ample options, especially as a first-time buyer.