You need something a lot simpler for the properties you are looking for. 

Now that my personal business is out there, need an opinion on a plan I have to get into the investment game. 

Cameras change the game, pure and simple, especially cameras with digital recording, night vision, web upload capabilities, motion detection spotlights.

It shows they want to have skin in the game. 

And relatively new to the game, as well.

Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME a PMC manages ALL property Classes the same and simpler is better when it comes to management contracts.

Its best practice to keep them in the tenants name to make sure they have some skin in the game.

How do you jump into the game when everything around you is being bought 50k over asking price with cash?

Do a 1 year lease and if is not for you sell it at likely a higher price in a year.I hate talking people into things, especially someone so riddled with fear like yourself... but I see this as a great opportunity to get into the game.

Plus... for showings ... it is waaaay simpler.