Your strategy sounds solid on paper, but moving extremely fast with lots of moving parts and a lot of debt. 

However, they’re also extremely well managed, with personal check-ins for every guest.

@Kyle Fitch an important distinction on this is your financing.

Often times you'll find these properties to be a little bit outdated, but are in great condition and extremely well kept.6.

Figuring it out in escrow and knowing your outs to back out are extremely important. 

I have used the full service at $10/mo/unit and most currently their 24/7 emergency service for $1/mo.I was honestly a little skeptical at first, but the sales person did a really good job explaining their service, and I have been extremely impressed with the service they provide.

It would be extremely unwise to buy in st louis without personally visiting the property. 

My last value add had some issues but I still did alright because it was in an extreme cost market (~$2k PSF).  

I am ready to be amused...I don't claim to be an expert, but as I understand it:1.Liability Protection: When you lease a property to your own LLC, the LLC becomes a distinct legal entity, which separates your personal assets from business liabilities.

Don is either extremely unorganized or just plain inept.