The problem with the 501(c)(3) trusts is that they're too restricted on use of funds, require quite a bit of accounting and administration, are restricted on what business they can conduct, what business they can directly or indirectly own, and have restrictions on use of profits.As a result, I went the non nonprofit (the "profit") route with mine.  

I see on the auditor's website the property taxes are pain in full - does the bank pay them to keep them current?  

Therefore; we need to hire a bookkeeper and an office person for administrative duties to get out from under that, as it sucks up too much time.

HOAs can be a pain, but apparently they will also pay your advertising bills for you.

So, yes, start with an agent - a good one will keep you from making potentially painful mistakes as you start out. 

In real estate there are a couple things rookie investors notice pretty quickly:- Paying cash is more attractive to the seller and tends to get the deal closed sooner (which could translate into a discount or winning when there are multiple bids)- Refinancing (pulling the money out) becomes more painful if paying cash, many banks don't offer delayed financing (https://www.fanniemae.com/content/guide/selling/b2...) and those that do require more hoops to jump through, require 70% loan instead of 80% and don't allow you to extract repair costsI've actually been bitten by this refinancing issue with my first purchase in Chicago.This really hurts rookie investor's ability to start acquiring properties because we don't yet have good connections with hard money lenders/portfolio lenders, enough extra cash of our own to buy multiple properties outright, or enough properties purchased to stagger refinancing such that this doesn't affect us.

It is complex and if you don't service notices promptly you could be setting yourself up for pain.  

I am hoping you put that now the lease, if so you can point it out and tell them to move it or it will be towed, or since they are breaking the lease you have the right to vacate them since they sound like pain tenants. 

I have worked my way up the ladder from building web sites, to working with the real estate broker, to administrative work in the property management side and now I am the general manager of the property management company. 

I'm dealing with this right now in my own business call me anytime and we will grow through this togather.The good news is on the other side of all of the growing pains you see success at levels you only dreamed of.