An advisor, not affiliated with any investment house, who works on a flat fee basis would be a step in the right direction. 

Get a list of recent inspections and permits to make sure the new roof and such were done right.Check with police if any reports for the property.What's included in the seller's expenses?

I want to offer my apology to Bill Gulley because when I initially contacted him, I just flat out told him I was looking for a mentor without even discussing with him why I needed a mentor or what kind of service I could be to him(one of the things that was brought to my attention because of BP).  

This would be a flat fee payment for the use of their license for permitting SFH.

Structural- roof, newer building no EPA?

Roof is 30 yrs old but structural and foundation is in good conditions and everything else is intact.

I'm originally from Western PA as well (Slippery Rock) and now reside in Atlanta.Here is how I am looking at it along with the assumptions I am making:1) I think the growth prospects are better in the Atlanta market than Pittsburgh from a pure demographics standpoint.2) I estimate your return on equity at 7.2% currently3) Over the long haul appreciation is going to take you further when it comes to net worth than cashflow will4) Doubling of the roofs is doubling the expensesThings to consider:1) What is the year built of your Atlanta property vs. what you could replace it with in PGH?

As noted, it keeps capital available to replace the HVAC, when it goes out in your first month of ownership, or the roof starts leaking and you are chasing an unknown source to the tune of thousands of dollars.  

If it's not included in the rent, many companies charge a flat fee to monitor & pay utilities.2) Assuming you're referring to resident benefit packages, renters insurance, and other charges for services the PMC offers to tenants. 

Some carriers offer loss assessment insurance, which can come into play when the HOA experiences a large covered insurance loss, such as a hail storm requiring roof replacement or a fire requiring building replacement.