@Vicente HernandezReal estate agents tend to prefer property management firms that have clear payment plans, fair commission rates, an easy referral system, prompt payments, assistance and tools, and a good standing.

In my models, I have expenses (less mortgage payments) track the same number so I find the total rate of return to be relatively insensitive to this number.

I could pretty comfortably afford my monthly out of pocket payment due to income and help from my partner. 

His monthly payment is $1365/mo, and the house is 3 years old. 

Once we determine the rental value, we aim for a monthly payment to the seller at approximately 50% of the market rate.

This means that they are going to look at the ratio of the Net Operating Income (NOI, or income - expenses) divided by the monthly debt service (your monthly payment).

My question: is it better to pay cash for one or put minimum down payment and finance 2-4 properties?

We use Buildium to track everything in our trust account, but then use QB to handle our operating account. 

I have spoken to a RE attorney 10 miles away in "town" and he advised that I send a Termination Notice be first and the owners have to cure their May late payment within 30 days of the served notice (or move out).  

Currently, prrice is outside of 1% rule and I would like it close to there so that the place would meet payments and other expenses along with a positive COCR