I thought to my self I need to buy distressed properties to start off but these contractors prices are  crazy.

There's a process and a learning curve to being a self-managing landlord.

Commissioner , supra , neither the taxpayers themselves nor their agents had been sufficiently active with respect to the real property involved to be engaged in a trade or business.

I have sufficient funds for a 20% downpayment, but am debating if it might make sense to use an FHA loan only and put 3-10% down instead to keep some funds available for seeking out future deals.Loan would probably be in the $400k range, which means3.5% = $14,00010% (MIPS for 10 years) = $40,00020% (no PMI) = $80,000Of course I'd take the 0.88% PMI hit by going FHA which really annoys me given that interest rates are rising already. 

I’m looking for a hardworking, self motivated agent in the Tyler Tx area to start with my on this investment journey.

Self promotion isn't allowed here, so that's all I'll say about that.

If you're wanting to self-manage to save money or just to get experience, investing in your area is generally the better bet. 

It’s my niche and I own / self manage a ton of them in Poipu.

I am currently self employed in concrete pumping.

Now I just need to figure out if it’s worth it...was reading you can self identify as a fund, but only under a partnership or corporation.