Most deals I work, I find that the most inexperienced party in a real estate transaction will end up losing 4-10% of the value of the home in the transaction because they don't know what they are doing. 

I think I have all of my ducks in a row but I want to hear from other investors who are interested in this model.Any tips?

Sub2 is a nobody in a subset of nobody in a subset of "yeah I've heard of that but I have no idea what it is".  

I'm in Miami and want to invest in a cheaper market where my money will go a longer way and so I can cash flow better.

That would be around $90,000 sitting in a savings account!

@Greg ReeseMost small investors will benefit by having the LLC created in the state where the property is located at.Creating an LLC in a state like Nevada, Delaware, Wyoming may be better for the big players if items such as charging orders, business friendly case law, anonymity are important to you.However, be mindful that setting up LLC's in those states will add to your costs as you may have increased annual fees for annual LLC fees + registered agent fees.

On Monday afternoon, the PM had a cleaner go to the house just to check and see if the water was still not working, which it was not.On Tuesday, the plumber got to the house to find it had been flooded due to running water from a sink faucet in a 2nd floor bathroom.

I've been in a co-living mastermind for a year, but I'm curious how you set your business up.

Does the calculator factor that in as well?

Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner.