Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Like one little lot split i was doing in Lake Oswego.. we do the pre app and all the other things to get to a land use decisions ( probably 15 to 20k)  and no mention of this through the whole thing. .but one of the land use conditions was to replace the old water line in the street with a 200 ft run of 8 inch ductile iron.. all for hooking up two houses.. total BS this is a major road.. the cost to do this will be significant .. so we are appealing that condition.. 

I also check the fascia for any obvious rot or termite damage.Any obvious issues from the outside?

Total of about 4 hours .

.--- Total due to IRS will be about $2,500. 

There's a book called "The Total Money Makeover" by Dave Ramsey that's a great place to start, although, as Dave also advises repeatedly throughout the book, you should commit to reading at least one other book a year about personal finance as well.

The bank total charges would be 238k120k at closing 30 fixed at 5.827%The seller financing is a much better deal on the surface, im just worried about losing out on some protections I might get with the bank. 

So, if market rent is $3000 for the other 3 units in a 4 unit building, then $2250 could be used to offset the total housing payment. 

Both currently rent for $500 each with the landlord paying water, $100 total/Month.

I do want to stick with 1-4 unit properties for now and am totally open to partnering with another investor.