I don't have a big portfolio but I have a SFH rental in Orlando and partnered on 4 doors in Daytona so I can confidently say I am an investor.

I am equally confident on this deal.  

Careful with having too much confidence in a turn-key company, just because they are occupied and potentially with a warranty of some sort, doesn't mean the property will be problem-free. 

Most importantly you need to convey confidence and assurance you are a player and not just wasting their time.

Do you have a firm grasp on the numbers of each, and a high level of confidence that you can meet them?  

I focus almost exclusively on two separate little sub-neighborhoods  - actual Pullman, usually south of 111th) and the far north side of South Deering where the numbers work nicely and you feel confident with the type of tenant you can bring it.  

Most of the houses in Providence are 100+ years old and do require attention to keep in good condition.If you plan to manage from NY I would suggest getting professional management unless you confident your son would be able to handle the management alongside his studies. 

How confident are you on the estimated $30-35k in repairs, and do you have a rehab budget cost break-out? 

Are you 100% confident your exit strategy would work with these terms?

Property manager is does not inspire confidence, to put it mildly.