They'll start to point things out you may have missed.After doing this a few times you can get comfortable that your numbers are about 80% correct and you can just build in a 20-25% contingency for the stuff you missed Now you're ready to start pulling the triggerOf course you can ignore all of the hard work up front and just dive in...but then you also need to be prepared to lose $20k...if you don't have $20k to lose...spend the time to do your homework and practice first.

Greg:    First, do not get discouraged by anyone, someone else is doing it so you can, not going to be easy.If not done already I suggest to look into this:Enforce that PM uses a great website for rental screening, ones with a background check and choose the best tenants possible.Review you leases to close any pitfalls and enforce the lease to the T.Keep the units in good shape and keep extra cash reserves ( fixing + trip expenses )Tiger than normal lookup on the PM ( have second PM line up ), vacancies, unit showing costs, repairs, fees, etc,  require a once a week normal operations report and a once a month full operations report.Family, friend on virtual assistant that regularly drive by the property and reports to you, or if cash flow allows and deem beneficial you can install security cameras and remote view activity on the property, nowadays there are lots of options.Check if feasible to get a home warranty plan for the units so some pain issues are self-managed by the tenant via a phone call to the warranting companyIn which city/state is the property? 

It took an additional 4 months to close and the seller ended up spending $25,000 in legal fees to clear the title.I'd get the advice of a real estate attorney. 

In 2016 we used an accountant to do our taxes and ended up spending 10% of our income from the property.

I need help drafting the plan for one of the structures that will be on the property and am looking for an architect or engineer that would be able to assist. 

Without having to spend a dime on any physical upgrades we will drastically turn the NOI around.

But, like you, I'm not actually spending any reserves right now because of good W2 job. 

Probably talk to a lawyer, find a new PM and likely assume you’ll never see that rent money, without spending a lot on attorney fees.Good luck

Make sure you have good power of sale clause, as well as having them sign a quit claim deed in advance so if they do stop paying, you don't have to chase them down or spend money to get it from them, if they vacate and disappear.

Therefore, I get bored and spend a lot of time on sites like BP trying to expand my real estate investing knowledge!