Why should you eat that loss for the convenience of the renter? 

The sound and odor likely to come from the bathroom into the kitchen while you are eating is guaranteed to be unpleasant.

However, now that i've actually spoken with and researched PM companies, I find that PM fees are closer to 15-17% when accounting for annual/biannual inspections, lease renewal fees, and placement fees and this really eats into the cash flow on the majority of deals. 

We had an inherited tenant with small dogs that used the carpet so much that it was eating into the concrete.

If you are buying a condo for an investment, you might want to reconsider this strategy as the fees eat into your cash flow. 

I am the person that is to nice to employers and customers and they have been eating me alive and thats the reason why i was burned out.

I was interested also to have it managed by a PM , but the 30% fee might eat too much of the gross income.

I’m totally open for out of state or whatever meets my numbers and doesn’t eat up all my cash, since after my third house i may be all out of cash until i wait a year or so to do a cash out refinance on my first or second property to then allow me to buy the fourth and then fifth...and so on...Any advice would be great, thanks!

In most places, the real estate will seem cheap but it will not appreciate materially, your tenants and/or property managers will drive you crazy and accruing capital expenditures will eat up all of your cash flow.         

For a recently-built B-minus class property, I might set aside 3/4 of one month's rent toward maintenance and CapEx each year, while an older, C-plus property might require allocating a full month's rent.If you assume every vacancy costs you a full month of rent, then one vacancy per year eats up 1/12 annual rental income or 8.33%.