Indecisive sellers, back-stabbing deal stealers, confused and inexperienced title co's, legal and other 'professionals'.  

Not to mention keeping the extra $59k more liquid.Take my opinion with a grain of salt, I'm inexperienced, and what seems to make sense on the surface, may not in the long run.

As for now, we are as "green" and inexperienced as they come - but know we have to start somewhere!

Is this the norm or either I sound too friendly and he's trying to be nice and help me out(that's a stretch) or the more likely one - do I sound so inexperienced (which I am, inexperienced that is) and he just wants to make sure he'll get paid?

get RTA plywood cabs at your local Chinese knock down shop or best of class online RTA like Lilly Ann or RTAcabinetshoo.com and spend 2.5k for the same setup3. get high end designer "made in USA". prestige cabinets at a local shop which serves you tea and lattes and you work with a personal designer .

However, I think the delinquent taxes are just too high on the 1st one and will make it very tough to make any meaningful money,  likely break even at best for an inexperienced newbie. 

what worries me more right off the bat is your PM seems very inexperienced, to have to look into this situation of the tenant laws of your state.

The borrower hires an inexperienced agent to do a short sale and the agent has no idea where to start other than to do what they always do, list a property for sale and hope a buyer comes in.

She thought for a moment and asked me inside, we had some tea at the kitchen table.

Using inexperienced or shady GCs just doesn't make sense, ever !!!