Also vacancy rates are really low (Iv heard actual number of less than 1%) here where I live so I am confident that the market could support my rental units.We have a college in town so students for one are always needing rental properties.The town is relatively small so location isn't AS vital for tenant support.No exact numbers at this point, this is big picture long term planning.what I'm really looking for is major pit falls in my plan that I'm not seeing.It sounds like the real success of my plan, in your opinion, is the rental units them selves?

A good agent is worth their weight in gold. 

Cash flow is absolutely vital to me, I'll be the first to admit that.

@William Allen   Holy crap guys, I feel like I have hit a gold mine!  

@Adriana Rego Sorry that you were scammed :(There is no reason to pay lenders (almost any fees upfront, I saw almost since many will order an appraisal and you will need to pay it directly to the AMC - NOT to the lender).Going through title and escrow is vital for your money's safety,  but as @Pauleen B Atkinson wrote - DO NOT release any funds to the lender prior to closing. and make sure you get Title insurance !!

Ask if they updated anything, mechanical, roofing, wiring. what rents can be expected - will you be able to see leases. what are current expenses - water/sewer, taxes, garbage, electric, gas / oil, insurance. whats there usual vacancy rate ( just because it's next to a campus does not mean it's a gold mine). check if there is plenty of parking, are there laundry machines there 9 coin / card) how old are they, Appliance ages. any pest control/ termites have to be taken care of. whats the law on how many students can be in one dwelling ( normal is 4 but i have read on this board that some areas only allow 3) - that will make a difference in your incomeyou do not want to buy the place not knowing that the appliances and roof are 15+ years old and all sudden have to fix/ buy all new.

Indeed Thomas Advise was gold.

Good tenants are worth their weight in gold so if you must pass on both and wait for a 3rd, 4th, 5th, 6th, and 7th applicant that meets your criteria, do it. 

..I can see the destiny you soldTurned into a shining band of gold...

@Elliot Obeng for Dayton I’ve used Outside the Box Realty for PM and Christina Carey and @Darrin Carey ...I’ve also used Gold Coast Realty for PM and they do well.