@Angelo Caruso I would determine your reserve based on the age of the property, the age of it's most expensive limited-life components (roof, HVAC, oil heater?

Not really.The key thing is you should do is search your heart and know you are really into it.  

They leave out key metrics, key information, and are obviously biased.

Luckily for me, my Dad lives nearby and checked on the property (he has a key).

They are very good guys that run the firm and truly believe in education and knowledge as the key to real estate. 

The second to last bullet on the above is why no one should ever get excited about FHA on a 3-4 unit property until it's 100% fully closed and you have your keys in-hand.

He would notify her of maintenance issues, meet tenants if she was late, give tours and had a master key for people who locked themselves out.

Your boots on the ground are key, along with talking with investors that can give you lots of info regarding the areas they are investing in.  

However, it is the absolute key to our success. 

She sees it inside and out, says she likes it...and as she hands my PM the deposit money and also the first month's rent she requests a couple of very very very minor things.My PM says he will take care of it within 48 hours....nothing major, and gives her the keys, and drops her back off at her hotel.