The units are about 500 sqft each, 1 bed, 1 bath, kitchen, living room and 2 closets.

I can offer a list of services I would expect:Leasing fee covers:PricingMarketingMedia advertisingMember of Multiple Listing Service  and syndicated to numerous internet marketing toolsRealtor referral networkOn-call 24 hours including weekends and holidaysShowing, screening and negotiatingCredit reportsThorough background checksDocument preparationManagement Fee Covers:Move-in/move-out coordinationMove-out inspections with digital picturesEnforcement of lease termsTenant public relationsTimely rent collectionComputerized accounting and property management systemsFunds managed by a trust accountTimely disbursement of funds to ownerMonthly statements covering all activityCPA ready annual consolidated statementsScheduled property surveysMaintenanceProperty Repair Services24 hour on-call service for emergency repairs including weekends and holidaysRepair “help line” service at no costReputable maintenance personnelVolume pricing on supplies and servicesSpring A/C service and lawn treatment at owner’s optionUpdating, decorating and refurbishing if desiredInstallation of security devices (locks, etc) as required by law

The wife and I are 34/33 years old and while we would love to leave our current jobs, we don't have to be rushing to much.Anyway, the house/numbers:The house is a 3 bed, 2 bath, move in ready property with updated bathrooms, and a fairly nice kitchen.  

Being in Escrow, I have a fine line to walk before muddying the lines and my role, so investing has been hard to do.

This is for a 3 family.I understand you have to a pressurize contraption to you main line for it to work properly.Any comments or tips appreciated.

Thank you @Ned Carey I took this investment course on line,  im putting the piece of puzzle together. 

Any time I wanted to buy another house, I'd print out my P&L and my Balance Sheet, and Also My P&L by Class (Which is a Profit and Loss per property), giving me my bottom line and net worth, per house and per unit.  

In fact, not even sure it makes sense here...For example, 1 bed/1bath is a very limited market to work with which means you can have a struggle trying to move it forward and  the hoa alone  is super high, just these 2 factors alone are undesirable. 

Hi Ming,I was going to use a home equity line of credit for the down payment.

It is a basic coverage so you should not have to go surplus lines route.