Property managers can be huge scammers, wholesalers and realtors do not care about you so don't trust anything they say, ask hoa for financials before moving through the dealHow did you find this deal and how did you negotiate it?

As a property manager, I would wait until 7/1 to start the eviction process so you can check to see if they have vacated prior to spending the time and money to file an eviction.

I know this isn't the greatest time to get into the market and am well aware that Santa Fe is VERY competitive and low on inventory but my life/career is dictating decisions more than the desire to grow a portfolio in hotter markets (for now). 

If I go the hard money route for my first investment property, am I still able to use my FHA less than 6 months later for a primary rental or because I have a property already in my portfolio will it be unavailable?

More options means more lending, property managers, insurance, contractors, etc. options. 

I was exploring the opportunity to capture equity from a property I purchased a few years prior (1031) while increasing cash flow to our portfolio.

We found a management company that is charging 10%.

And it is not about personality conflicts, especially with larger landlords who are often going to have management in place.The biggest problem is the limit on rent increases.

Purchase price: $310,000 Cash invested: $350,000 This was a full rehab 6 unit multifamily building.Our firm did everything from locating and acquiring the project, to managing construction, and then finished up by leasing out all 6 units for a premium rent.We used a construction loan to secure the property and do the rehab. 12 month term which we were able to do construction and lease out all units before taking out the original loan with a permanent commercial loan.

She has been doing property management in Jacksonville for years and can guide on MTR vs LTR and assets.