You may want to consider an unpaid mentor or a paid coach.

When you get to mogul level you may wish to consider an LLC.  

I have a vacation rental already that I don’t really consider an investment since the goal is to spend time with family there.

Definitely consider an option that allows you to achieve all of these steps in one place (ie. keep track of things like rent payments + leases, but it also offers several other tools as well -- the ability for tenants to build a credit score up to 40+ points for on-time rent payments with our CreditBoost feature; which can be enticing for them as they are new student renters); and lastly offers maintenance ticket tracking with automated messaging).

@RJ Dixon you should consider an FHA 203k which allows you to finance the purchase and the renovation budget into one loan with 3.5% down. 1-4 unit properties qualify.

Then pick up the phone and call them and ask if they’d consider an offer on there property.

If we weren't mortgaged, it would be closer to 15-20% of total cashflow.I do buy higher price point and larger homes than what people consider an "average" rental property. 

I have mostly been focused on out of state properties, however I would consider an MA property if I were to find the right one.

You also need to consider an ongoing maintenance budget and a budget for common area utilities.

I'm not trying to scare you away from it, and maybe I'm just a little chapped about them not initially giving me more than 2 days to consider an offer because frankly, I would have bought it... but the whole situation just seemed off to me.