My goal this year is to buy a rental property that I can lease as soon as I close or after some minor repairs.

You also have to watch out for specific zoning overlays, ie. around the temple area, you need 480 for sqft. for all units.

Which in itself is a red flag for commercial land close within walking distance of a highway.

There are a couple of builders selling new construction for under $300k. with 20% down and closing costs you could have a brand new HOME.Best of luck

Here's my take:Property Management is more closely related to automotive manufacturing than what people naturally think of when they hear "Real Estate."  

Looking for some advice if this seems normal for closing costs on this piece of Land my wife and I are trying to buy.

I'd try to keep the cat in your room with the door closed at night. 

Just closed on my first property in Denver and am planning on Managing this myself. 

You would want an closed end second mortgage instead of a HELOC for a long term cash use like a down payment.

This is why some houses don't go off the market instantly, because the diligence fee isn't nominal.Most agents will push you to put up a considerable amount, close to 1% for the starter houses and some want you to try to do 5% for the high-end areas.