There are plenty of good companies out there that could help with the problems that you are describing.Good luck sir! 

Plenty of options.

I am not perfect, but I clean up after myself, do not invite guests over, and pay my bills in a timely manner. 

I love pets, but I know plenty of people that don't, and that's fine.

@Joseph Wells 6% is a low pref and you won't get many bites with plenty of 8% pref deals out there.

Do a google search for real estate attorneys in the area the property is located and you will get plenty of options. 

Renting to a "friend" often invites trouble. 

There is nothing wrong with taking the independent approach to self-managing, and while there are plenty of great PMs out there, you'll still be paying a large PM fee.Nevertheless, there are definitely some tools that can help with managing things moving forward.

Guests will not require a non A wich is good and housing is plentiful so I probably wouldn't ask for more than the per diem and I would optimumly want the property to have a full bath for each bedroom renting by the room.

There are plenty of small multi family properties in my area.