Even if I was a newbie... is it ok to condescend to someone who is just trying to learn from people who have more experience and knowledge of the subject matter in a forum specifically designed for this purpose?

I should be able to get it down to 10% of rents collected with a professional management company; however, I'm assuming since this is my first property there will be some headaches with coaching them how I'd like to approach ongoing communications, repairs, etc.

I am going with an succeed no matter what approach.

But, do take a step back and approach talking about it a bit differently.

You can also refinance after going the hard money approach.

I want the neighbors to voice their concerns and show them how the design evolves with their input. 

I was intrigued by the topic of "opportunity zones" discussed on the BP Podcast episode 269 (the one about RE & taxes).As I understand it, it seems almost like a "1031 exchange" type of investment vehicle but rather than property<>property, you could use other equity assets like stocks or mutual funds to invest in designated opportunity zones in low income neighborhoods via opportunity zone funds.

The veteran can designate a beneficiary for VSI payments in the event of death. 2.Income, Continued

I am thinking about approaching a gentleman (known 18 years) about a sandwich deal. 

You may want to reconsider your ultra conservative investment approach in order to grow and actually achieve positive cash flow.If you are buying homes worth 50K or less and renting for $850 + per month you are not doing as badly however you should try to find a way to pull all your dead equity especially before the markets turn and you end up losing it all.Paying off rental properties is not investing it is hoarding of cash and is extreamly expensive.Just food for thought