All purchased off market except for one on MIBOR which I got for 74% of list price.

You won't learn anything except what not to do...and you will lose money...money that you don't have.Keep you own cash in your pocket, and leverage your credit.  

The company is her brother in laws business and she gets paid to do the books around $1200 biweekly. she has not proof of this income except for the very sketchy looking paystubs that she emailed me.She makes another 2000 biweekly from a credible source and her husband makes 3k weekly from a credible source.

It is in a ready to rent condition with the exception of the kitchen that is very outdated (See picture below).  

I am capable of doing any home remodels/repairs necessary except excavation, arborist (trees).

That and a new investor will learn about all those nuances much faster and with much lower risk by operating hands on and local as opposed to hiring out everything and leaving it all to the kindness of strangers in an out of state market they no nothing about except for what they read on the internet. 

A new hotel is being built that will take up my entire block except for my condo unit.

So here's the run down.Two buildings, same building essentially except one side has a backyard to it and 3 more units.

I do simple yellow postcards sent to absentee owners...so far so good.My printer does everything except the list...simple and quick.Happy to share his contact info and pricing if interested.

So my 184 unit complex pays $1840 per month and my 432 unit complex pays $4300 per month.For that price, we get:All accounting services except for audit and tax.Management of all homeowner issues/complaints/maintenance requests, etc.Management of all vendors, work orders, bids and quotes, etc.Regular code enforcement walk through, notifications and fine managementInterface with collections attorney.Annual meeting management, including adhering to proper notification periods, proxy counting and all the crap that goes with it.For my larger complex, we get a management company employee who sits in our clubhouse 2 days per week to help homeowners with dues payments, questions, etc.