We've started discussing terms. $90k at 7.5% for 22 years.

Initially signed up for property management for few months before I'm mentally prepared to start self-managing.

I am looking for a rental property for under $400k to start off.

As a self-managing investor, my returns have come from being hands-on, even with the occasional costly mistake.The benefits?

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Most of your bullet points are just starting points but the real question is how do you want it finished. 

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

You can attempt to raise from a 506c but it will cost you $25k to get started, then if you did get your first $100k  and you are paying them 10% and you are making 12%, - great you just made $2,000 and that is assuming you were able to fund an entire deal immediately and have zero holding or carrying costs. 

This forum here is an awesome place for those just starting out to learn.