This would be a dull world if everyone thought exactly alike, and I would probably have to pump gas for a living if everyone acted the way I thought they should instead of doing lawsuits or putting folks in jail. 

I bought a few packs of sawzall pruning blades and a cheap electric chainsaw from Harbor Freight (After ripping the cord out of my trusty gas powered first thing that morning.)Me and my helper went to work.

If the answer is no, then you have a valid legal ground...checking your state of Colorado...Yes. 

Stay at the firm, not just because of the contacts you'll make, but because you'll have a pretty significant steady income behind you to catch you when you inevitably stumble, because you'll be able to glean knowledge from kindred spirits and because you need health insurance (I just threw in that law one, but it's valid these days):).  

@Dan G.  as

Gross Monthly Income of $1200Expenses (Yearly):Utilities: Gas ($800), Insurance ($3k), Elec ($3k), Water ($5k), Oil ($6k), Taxes ($5k)Other: Vacancy ($1200 / 2%), CapEx ($3k), Snow/Lawn ($1800), Repairs ($2400), Garbage ($600), Management ($3500), P&I: $18k (30% Downpayment)Yearly Income vs Expenses: $64k - 54k = $10kCash on Cash = 7.5% (10k on 120k)My questions/comments are:* Do those numbers look "reasonable" and am I missing anything big?  

Check with the county and city tax office for exact taxes, city of Hagerstown for the expenses of electric in common areas, if there is gas or oil there, get that figure too.

The rental needed a lot of work, I installed central air/heat replaced the water and gas lines and put new windows in the house.

The deed must be delivered, not merely executed: "There is no requirement that a deed be recorded in the county clerk’s real property records in order to be valid—only that it be executed and delivered to the grantee (this may be done privately), at which time the transfer is fully effective between the grantor (seller) and the grantee (buyer).

Tariq, does your property have gas?