Get a professionally written lease, start screening potential tenants. 

I'm a broker, not an attorney, so seek professional legal advice.

The main thing is to have strong cash reserves in place and to have long outlooks/multiple exit strategies in place on deals.

Read the HOA CC&R's.As always, don't trust the internet, seek professional advice.

I would suggest developing relationships with realtors and other professionals in you area to source properties before they become public. 

PM failed to follow through the full eviction process.The PM is not a professional and you should fire them.

I am now ready to move forward in this business, or close to it so how do I present it to him so that I can make him feel at ease with my professional analysis?

The company is currently using are less than professional, they seemed to have forgotten to collect debt on one of my units last month.

Having it allows me to not only to buy, sell and pay myself but it helps us on our taxes since we are investors (ask your CPA about being a "real estate professional"), allows us to view homes when we want, I can lease property in my state and it allows me to be a property manager.

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