I'd be really curious to know what areas you're focused in, what your relationship with the manager/ owner/ other tenants in the building is like, and your cashflow numbers (if you'd be willing to share obviously).

Cause, if you enjoy doing it you'll excel a lot faster! 

ABC Management may have 30 years experience, proven systems, contractor relationships, and other services you can't begin to provide.If you jump into property management with zero education and experience, there is a high probability you will fail and you will give the profession a bad name at the same time.

What I wrote above does not create an attorney/client relationship between us.

You need to shop around and start a relationship with a lender.

If there is a mentor type or investor looking for someone that is committed to excellence in this market I am your guy.

Don't get too immersed into one track (aka 'stuck' here) and you may want to consider not framing things like this: "I asked him if he would be interested in assigning me a contract as a newbie investor and he said yes".There may be a legitimate value-add provided yet you need to go into a relationship knowing what you are seeking and knowing what the other person is able to deliver.

As such, and given that I'm not from the area, it is critical for my success to establish trustworthy professional relationships with 'locals' that are very familiar with the area.

My challenge is that I have a relationship with a Realtor who knows the area and specializes in new home sales. 

I rather pay a hard month lender and build that relationship to borrow over and over again then borrow against your 401k.