They thought it was just another easy breezy transaction, while I quietly handled one problem after the next.                 

A client of mine bought a 60 unit and had to put up 20,000 to the city as they handled water,power,trash etc.

I have the income and savings to aquire a property every 3 months more or less in the $150K range but how do I handle growth from a far?

I personally tell everyone walking my short sale listings that they are being truly professionally handled.... and it makes a huge difference in the results. 

I give tithe from my 9-5 job, but how would I handle this for income from a rental property?

@Charlie Kleindinst i think u need to draw the line on what you can handle.

HOA has healthy reserves per sellerOne special assessment since 2008HOA takes care of water, Heat (gas) and water boilers (one per two units), outside maintenanceProperty management cost $500 per month and handles all paperwork, payments to vendors and collection of dues.Thanks

You can do a seller finance to a buyer, though with all the Dodd/Frank changes, you would need to use a RMLO in your state to do financial checks to qualify them and handle all that paperwork.

Call around to local lenders, and find out what they charge, and how they handle appraisals, and whether they charge for them, or do their own evaluations. 

If you try to raise it more the tenant can hire a tenant advocate and the court will likely side with them.If I were you as part of your business plan I would plan on increasing the rents up to approximately 10% a year until you reach your target amount.If you insist on receiving the property vacant then make it as part of the deal, meaning have the seller deliver the property to you vacant.Also in the state of New Jersey if you are to evict a tenant and you own the property in an LLC then you must hire an attorney to handle the process for you.