Should I pass and get a day job or search for the $25k and go for gold? 

Anyway, i work a crummy dead end job, and have no formal education after high school.

I use 3% vacancy, 5% capex, 5% maintenance for this particular property (*Full Disclosure: my day job pays my bills, so in reality I'm setting aside 100% of cash flow, but some of that money will also go towards more purchases).

I have an honest question about what option should I use to buy my 1st investment property.I just started my new job 3 months ago and I have a good credit history.

We're doing pretty well and approaching our primary financial goals, to walk away from our W2 jobs and focus solely on real estate. 

Yes, just like any job, you have to take the time to learn how to do it!

While I enjoy it there as well it may be worth considering finding a market that is more within range of what you need that has the jobs you want and to move yourself.

I wish I had recognized sooner that she was not doing a great job.

whenever i need help with a house or a building its covered. and every year it gets adjusted depending on how many houses i do. its a win for him because he gets passive income and if he gets a few more investors like me he can really expand his buisness,  and a win for me because i will cut costs and time by bidding jobs out.

I will be retiring from my job soon (gotta love government employment) and will be taking a more active role in my properties than before and want to better organize what I have.