I feel it adds an extra layer of protection to ensure the area remains in decent shape.

You plan to oversee the PM intensely for the first few projects to ensure things are done the way you want them to be.If you can do those things, hiring a PM is not a bad idea, but given that this person replaces you (to a large degree) in the project means there is a lot of risk if the person can't be trusted or doesn't have the skills necessary to do the job.As for going rates, it's whatever you negotiate.

What about property management, investment property specialty, short sales/REOs, creative skills applied to web site design for brokerages, wow them with your sample marketing materials?

All of my research points to the conclusion that this cannot be done, even very creatively without IRS breathing down our necks.

Owner finance the remaining 6k, ensuring a 100k comp in the neighborhood I am continually working in.4.)

Buyer is pre-approved for well over 140K from the bank because he has excellent credit, good income, with 6+ months reserves, <45 DTI, but does not have the 28K to get the deal done.Is there a creative way for me to sell this thing to my buyer with him not having to come to the table with the 20%?

The area has what could be a very cool shopping business district and it would be wise to invite some creative minded entrepreneurs to begin their business in the area with some sort of grants.

I kno the laws are more strict here, so what are other creative ways of structuring deals when doing options?

You need to ensure that there is still this profit potential left by the time they take their cut of the deal.For the the most part, I don't trust many of these "turn-key rental" companies, but if you can find one with a good track record -- and if you are knowledgeable enough to vet the deal yourself -- it's possible that these returns are accurate.

Or should I be posting in the "creative financing" forum?