When you purchase a property you don't pay a REALTOR so go find one and use their professional services.

You won’t regret the smaller asset in a good location so long as you have a good management option.Depending on your aspirations, you might consider investing alongside a professional on a much larger asset.

You need to talk to your professional about your income level, goals, and future expectation to draft proper depreciation election if available.  

We have that first thing you posted, except that it was a professionally installed unit that was manufactured and it looks nicer than just open duct work as the area it is used in is a finished bedroom in the basement.

As one can imagine, the place is really really rough (like dog **** in the kitchen and trash everywhere rough).I'm looking into Professional Cleanout services and wondered if anyone had a recommendation?

I have some professional references who will deal in OH, pm me if interested.

My CA friend is a professional engineer in commercial structural engineering (partner/owner of his firm) and is looking to seriously invest outside of CA...He personally owns a dozen units around SoCal, but is talking about throwing around big $$  on 40+ units anywhere but SoCal.

I dress professional all the time.

Does anyone have advice on how best to proceed, and what professional advice is necessary before signing?

Also seems like a smart idea to meet with some professionals in this field early next year (closer to the time of getting things going) and get some specific advice based on the complete picture.