Follow up question on the repair costs:  make sure there is a written limit as to how much the PM can spend without contacting owner (ours defaults to $250, or could be more or less, depending on owner's decision). 

After all is said and done, signed off on and closed, can I create an in-law that collects rent and not have it considered a 5 family (town is fine with it so that's not the question) But as we know  a 5th "apartment' pushes me into commercial in ways I'm not interested in,  so only want a 4 fam with a legal in-law if possible.  

Find a mentor that will let you follow them through a couple deals so you can see how they analyze the deal, finance it, etc.

Congrats, and I’m excited to follow along!

I plan on doing the following: 1.PM will pay 50% of standard rent but will identify duties he has to do for 50%. 2.Develop Property Manager Agreement for emergency and routine repairs and come to terms on compensation.

That could be a great way to stay engaged with local investors and opportunities. http://www.biggerpockets.com/alertsYou can also search for other investors in your area and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersBest of luck to you and look forward to following your journey!

Buyers agent is following buyers request to submit offer without agent seeing property.

A week later I had to follow up with them to find out they were still processing.

I have a goal to own at least one property by the end of 2018.In the past month I have listened to over 20 BP podcasts and have read or are reading the following books:Richest Man in BabylonLong-Distance Real Estate InvestingRich Dad Poor DadThe Book on Rental Property InvestingI have been recommended to keep learning and to get busy networking!

You either push him out or make him pay top dollar.