Thanks @Tom Ott and @Jay Hinrichs for your prompt responses.As I mentioned, this is a well-vetted and popular company that all of you know very well.  

Your best bet would be start reaching out to banks/credit unions that provide FHA  or 203k loans to see what they require based on your work/school situation.

@Felix SantanaI will bet that the guru company made you sign contracts that "discourages" you from ending the relationship.

I like tile best for long term buy and hold rentals...durable and better in a beach town...if I was planning on selling in a year or so I would go with laminate that looks like wood planks as that is very popular here...

Plus I bet the PM keeps books for the property and issues you a monthly and year ending statement for taxes. 

I will also add the Turn over in 1 bedrooms is quite high, I bet they average less than 2 years per unit, probably closer to 1-1.5 year tenancy, 1 bedrooms tend to be temporary and transient tenants, till they find a significant other and start a family, or need more space. turn overs get expensive. honestly the more i think about your deal the less i would pay.

Your best bet (as @Thomas Gagnon already mentioned) is a local bank or credit union that uses their own money (a portfolio lender).  

I bet the seller wont like that but you gotta look out for yourself. 

At least not yet.I have a friendly competitor who lives in a very upscale MHC in a very popular coastal community.

Jay, would you say jumping on a large apartment deal as a passive investor, or buy a couple of highish APR notes would be a safer bet at this stage of the game than buying 1-2 SFHs?