If you go out of state, make sure you have a strong agent/team that you trust...this is likely a relationship built over time, so be patient.

I'm going to be patient and perfect my systems within my company first.What exactly does your property mgt company do for you for your buy and holds?

Looking at what money I would have for down payment, I am:Open to buying 300k property that would close no sooner than June 1st, 2018 Open to buying 1M property that would close no sooner than next June, 2019Part of me feels like it would be a good idea to buy now, take advantage of low interest rate, start smaller, and the other part of me is telling me to be patient. 

They do not deserve patients or tolerance. 

From my own personal experience there isn’t a question dumb enough to ask them-they’ve been really patient and helpful for me. 

Secondly, let me think all of you for being patient with me, I'm clearly new :-)So here is some more background on my situation.

It seems the seller will have real trouble getting $20K over retail, so I would be patient and given time they are more likely to negotiate.

Will it be life changing probably not but it will definitely help you save faster, give you extra discretionary spending and if you occupy it while renting out the other half (2 family situation) can give you a HUGE advantage allowing your tenant to pay 1/2 or even 3/4 of your mortgage payment (this is how I got started) over time this can really snowball into something big if you are diligent, patient and choose to keep going...regards,Chris  

Since then I have been waiting patiently for 4/16/18 to arrive so that I can get paid, but now my broker is telling me he wants to "wait and see what happens". 

Be patient.