If you were to buy more than 4 units I would strongly believe that you should hire a property manager with good experience.  

Mistake #1 - I hired a friend as my contractor for my 203k project.

Maybe I can hire a PM to just manage all the tenants...2)  OMI the downstairs unit.  

I hire a civil and pay him to do due diligence for me.VERY CHEAP insruacne

If you plan to manage the property yourself then it is mostly there to keep your cash flow positive in case you decide to hire a property manager in the future.

I would say hiring a servicer for a "friendly" transaction to be too costly.

I was browsing the want adds for jobs on Monster.com and ran across an advertisement for a company called Hardmoneyflips.org that wants to hire people to sell 100% LTV hard money loans and partner with them to do rehabs. 

I recommend paying and hiring a Realtor and RE Attorney to walk you through your first few transactions.The best leads are the ones you go out and get yourself.

Hire/Find a local and experienced Team that will help do things when you call.  

I hired a foundation expert and had him look at it, can't remember the exact amount, I guess it was around 500$, the guy actually paid very little attention to the foundation, he was looking for the gaps between ceiling and walls, cracks around windows / frame, and drop in floor level, in the end he said it'll last another 100 years.