quick numbers:$135,000 asking$27,000 down payment (20%)$108,000 mortgage at 5% (guess) = $580Taxes $1200/year = $100/monthInsurance $1200/year(guess) = $100/month (guess, shop around)PITI = $780/month (meets 50% rule)plus10% vacancy = $175 ($1740 rent x 10%)10% management = $17510% capex = $175Sewer/Water bill (I find it hard to believe that tenant pays this) = $150/month (guess)trash/snow removal = $50/month (guess)10% miscellaneous (advertising, cleaning, buffer, etc) = $175/monthtotals = $1680cash flows = $1740-$1680 = $60 Essentially, you will break even if you turn it over to a property manager and are never involved in the day-to-day operations. 

I know you have great things to say about larger shops and training.

I'm also fine with idea of saving money that I would have spent on impulse for things like a fast-food stop, a small shopping trip or a night out.

@Anthony Hill  Those seller-financed terms don't look terrible, but as other have mentioned, keep shopping around.

Have you thoroughly shopped around for a mortgage?

Mom and pop shop but a reliable guy with lots of knowledge. 

Just some ideas for low/ no maintenance shrubs when you are shopping at the garden store...

When you are shopping contractors, give each one or two simple tasks.

I'm done shopping for other lenders since we have a closing date approaching.  

I'd shop around a few more quotes.