A bad PM (owner or 3rd party) is a massive issue!

My main banker told me that they are derisking their retail portfolio this past spring and are requiring more money down and are more selective on deals.  

I have a lot of skills to offer as I manage four retail stores that net >$1M per month in sales, hire/screen candidates weekly, have excellent critical conversation/confrontational skills, and I am the personnel leader for more than 100 employees.

This is true and in my opinion the real reason that some people see landlording as a massive chore.

The goal is not to generate some kind of massive monthly cash-flow, you are looking to defray your living expenses while gaining valuable hands-on management experience and building equity in a property with a very low interest rate.Don't start evaluating this property based on the 2% rule, 1% rule, or whatever.

18k sounds like retail prices to me.

You want to consider retail price for rehab costs because of you get hurt the day after closing and need to hire someone to do the work you will be at a loss if you didn’t calculate rehab at retail price. 

@Duncan TaylorObviously it is a very personal decision when you decide to switch from "just get an umbrella policy" to "I want to spend 5 grand having a lawyer set up some trusts for my massive wealth."

They are probably a high volume person by working mostly 'retail' transactions.

As Grant Cardone would tell you "massive action is required".