It's great for me because I can get a unit-by-unit understanding of collected rent. 

I live in California and will be using PM company.I can afford an overhead, when not rented of about $1000 per month.Is it better to buy a condo or house?

I would also consider in finding a polite way to inform her that if for any reason, the tenant defaults on payments, that she will also be held responsible for any un-paid rents.

How are most investors strategizing there (fix and flip or buy and rent)? 

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

But, if a physical stamp builds a little bit more of a personal connection with your mail and increases your responses, then it might be worth it.

I have identified an ideal location, and the agent has informed me that the rent is $45 per square foot NNN, plus an additional $5 per square foot.Upon calculating the total annual cost, it appears that I would be responsible for over $80,000 per year.

This significantly accelerates the depreciation schedule leading to larger deductions in the beginning years of the assets, reducing your taxable income and increasing your cash flow.

I just want to hold on to this rentals and rent it out and hold it hopefully forever.

As long as you have at least 20% down, assets for reserves + closing costs, and your rent covers the debt service 1:1 - it should be a green light just about anywhere.