Once you identify a realtor you want to use make sure you have a long conversation with them to break down exactly what you are looking for in your first REI.My advice is do lots of research on every property and make sure you identify its current market for both rents and value. 

20 townhomes sounds like it would be sales, but I don't like to assume. 

My market is similar to what you are describing and I too see signs of a suckers rally and reminds me of 2004-2006.

They will get you the plaster price and take a portion of what they gained you.

A lot of management companies overcharge. 

It’s unnecessary and potentially problematic to add the ex-partner to the title before the sale.

Any "perceived" deception at any point, will be severely counted against you by the court.

A general range tends to be 65% to 75% of value.

It's shifting to a model of a big anchor, a Target or a Costco, and lots of little businesses in that same shopping center. 

Rates will at some point allow you to refinance.