@Matthew Paul - spoke to the Wife and she is not comfortable with keeping our house as a rental. she strictly thinks the new tenants will beat it up and leave it in a state where we'd have to sink money into it to fix it up before selling. also, if we hold it for a number of years, she is fearful that it will be "out of date" and we'll need to sink money into it to remodel it as well.i am more of a risk taker than her and do not agree but we have to come to a consensus.we also would likely need the profit of the current home to move into the next home - for a down payment.creative options/ideas?

Buy within your comfort level, but always know no one is going to care as much about your investment as you do, so make sure you are mitigating the risk of OOS as much as possible.

I do not see crime as an issue as this was mentioned as a risk factor above. 

I have the same anxiety towards risk that I think you're having and I've noticed that sometimes it helps to step out of yourself when analyzing a deal and pretend that you are coaching either a new investor or your past self through the process.

These loans are lower risk for the bank, the money is unlimited (they just go back to Fannie/Freddie for more), and you can find them at just about any bank. 

Don't split the two properties with two companies, sign up with the right company.Find a property management company that thinks like you do @Kit Klekamp One who will carry out your idea of what it is to be 'properly managed'. 

Also depends on what you’re trying to quiet. well that sure takes the risk out of doing these deals if this can be done this quickly  

I can only imagine this entitled spoiled brat.I would put a monetary value from your business standpoint on all of the risk you take on in that new lease, and deduct that from your offer. 

Since this will be my first investment, I want to minimize as much risk as possible.

I'm in the West end of Allentown right now and I still carry the label of tenant.