The only other exception is that i'm currently participating in a tax lien auction for Arizona.

Fall is exceptionally slow for higher end rentals). 

Our all in price with all fees was $53,843 and we closed on 10/18/2019 and plan was to do the entire renovation ourselves except HVAC.I'm a weekend warrior and comfortable building, rebuilding or fixing anything and my partner had some renovation experience. 

If they're not flexible in price, you're wasting your time doing anything else except follow-up with the seller. 

I found a property manager that seems great on every level...except one.

Except in very rare cases, they don't stay A-class properties over time, @Kristopher Raepple.

They could have an exception for emergencies like the monoxide detectors are not installed or if they are and monoxide is leaking into the house from a cracked heat exchanger or non functional flue liner leading to an emergency safety situation and you were unavailable and didn't respond. 

But I also generally am investing in pure cash flow markets (The Midwest...except for some recent investments in Phoenix).If you stay around that 2-3% range, what's the worst that can happen?

If you play your cards right, you can find a lender who will allow you to use the "delayed financing" exception to do a refinance without having to wait the usual 6 month seasoning period.  

Of course there are some exceptions to this, depending on the area.