I ended up removing the central unit from the closet (it worked, but not efficiently) and installed a mini-split A/C for $2300.

Your property manager is successful when they have standardized systems in place and trying to adjust to the personal whims of every Landlord will just result in mistakes and kill their business.The bigger issue is their inability to communicate.

With technology making communication, payments and locating vendors so easy, what else is left. 

Just have to spend the time placing good tenants and keeping open lines of communication.  

However, if saving the cash means you get started 1-2 years later, than I think going in with a loan is smart.At the end of the day, smart application of leverage is the most efficient way to scale and achieve the highest returns. 

- about collecting rent (when is it late, late fees, eviction process, how many do they do per year)- about maintenance (in house or outside contractors, how do you communicate with owner)- about trasacting with owner (what online system do they use, when in the month do they pay owner, direct deposit?)  

Perhaps a tenant portal, to easily communicate with them?

You can also use that rent money to help qualify you for the loan.I just purchased my first property, in the 32806 area code, which is a SFH 3/2 with a 1/1 efficiency.

However, get a high efficiency furnace, get tenants to pay the hydro and it's pretty good. 

Low flow plumbing fixtures, LED lighting, High efficiency Heating and cooling.