@Christopher TeagueRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

The discount is there to encourage certain people to apply, therefore discourage other people.

I had the same question a year ago because it seemed daunting, but the Bigger Pockets Podcasts and books (such as Short Term Rental Long Term Wealth) encouraged me that I could do it.

I’m having a difficult day (few days) and am hoping to hear some words of encouragement from the community that will help convince me that real estate investing is a good idea.

I'd encourage you to keep metrics on everything so that you can see your KPI's evolve over time.

Would like the subsequent to be 20 some units. way to step it up great work, I'd encourage you to look at single plots of land and one large tract of land and one multifamily or mixed use that has 20 housing units. without plats and engineering if you are really feeling it go for midrise over 5 stories wait till you see how much you can make! 

If you are planning on living in the house, 5% down is the lowest you can go.I would also encourage you to start tracking how you spend your money and see if you can cut spending to save more money or find ways to increase your income.

We had discussed this before marriage and at some point we will also need a post nuptial agreement when she begins acquiring assets that will go to her sons (and I am totally encouraging about it!)

I would personally encourage you to use debt if you are looking to wait 3 years to get started though.

There's a real good chance that the lease requires them to do several things: upkeep on the unit is a big one (damage to property), weeds outside and landscaping (which encourage pests and insects to inhabit the property), pets authorized or not, additional tenants on the property that are not on the lease.