mostly waited for the market to come back, I also lived in it and got in good enough with HOA to acquire one of the 3 rental permissions in the building then furnished and rented it.

So, yes, there is a  way to get the buyer locked in on your fee before you acquire the property. 

In April 2012 I purchased a 3bd/2.5bth 1800 sq ft. townhouse house from my ex-wife that we bought together quite a few years before. Not really understanding rental properties I thought I was doing the right thing and...

We have 1 in West Gardiner and also acquired a property back in S Gardiner of 39 acres that we will be developing.

Personally i felt that it was a too hands off, and that i would like to get a more involved in my next property.My game plan is to scale and acquire property to hold for a long time. 

My long-term tenants in a a town home have acquired 2 very large pick-up trucks and a sedan since signing a lease last April (it expires 4/30 this year).

Acquiring below market and implementing a value-add improvement plan will result in a portfolio of properties that appreciate over time and that also offer significant tax advantagesPick the right market – not all housing markets were impacted in the same way during the last recession.

I am owner-occupied in a single family home in Mary Esther that I acquired with the VA Loan.

I picked a management company, that I thought did a great job, but they got acquired by a larger management company, who then decided SFH management wasn't worth it, so passed it to another person, to another person to another person.  

Based on what you have done already I am guessing you like the long term appreciation and cashflow approach to real estate investing.I dont have any information on how you acquired your other properties or what your financial position so take my advice as "what I would do" advice.You just bought a home that you put down between 5-20% so it probably drained you a bit.