On the other hand, employing the on-site manager through a property management company reduces your administrative burdens and leverages their expertise, yet it may entail less control and additional fees.

Property 1100 sqft, 3bed 2 bath in Spring Area , is making $1400 in rent20% down = 38kLoan Origination, Closing cost = 5kLoan is 7.8 % ( investment interest is little higher ) out of 152k ( 190-138 ) = $1100 / month ( use mortgage calculator on google to calculate )Now add insurance 1200 / yearTaxes 3300 / yearProperty manager 1200 / yearThis is additional $475 per month, bringing you to a total cost of $1575 this is without repair reserves.

Also how does ADA come into play, the property is grandfathered because its in its original use.

Don't underestimate vacancy periods or property management fees.

Maybe offer the Agent a flat fee for helping if the Seller isn't willing since it's a FSBO.

To your point about being concerned that a seller is upset if he/she sees a large assignment fee on the HUD, an option to consider is a SDDC (Same Day Double Close).

I'm grateful for your sharingStefan Being from MA originally (southcoast) where it's very expensive, I've always looked for lower priced point markets to scale and cash flow. 

Right now they charging me to pay off the yearly management fee for the rest of 2024 when my sales is close in April!!

If they don't want to pay the $75 fee, they won't report maintenance and you'll be stuck with a lot of problems down the road.The preferred method is to make tenant liable for abuse or neglect, but not ordinary maintenance.

Originally posted by @Colby Valladares:Hello my name is Colby and I’m looking to invest in a rental property in Washington state.