The reason I'm choosing to wait until after 6 mo is because then I can use a new valuation meaning a difference of leaving 7K (waiting until after 6 mo) in the property or more like 20K (using Delayed financing).You seem to be saying that a cash buyer MUST use DF since it was a cash purchase, I'm saying that you could use it or regular cash-out guidelines if you wait 6 mo.

One of your criteria in choosing a firm should be their rules on listing your own properties.

Doing your own marketing and working with wholesalers and investor/agents will yield plenty of good deals to choose from.Small mortgages are doable, but as you stated, banks are little more reluctant to do them, although I have not run into any that will say "no" out right. 

Your management fee (if you choose a manager) 8 to 10%   the return is incredible.Check this out: I have a guy here who focuses strickly on renting rooms to professionalsSo if you take the same scenerio above and assume its a 3 bedroom houseYou can rent rooms for $450 each month.   

People may choose to act unethically but to me that will only get you so far.

I just came across this link that might be worth considering when choosing a tenant. http://www.quora.com/What-are-the-most-interesting...Read the comments posted there too. 

My PITI, insurance, and taxes seem higher because of the financing I am choosing.

If you had to choose one, which group would you attend, especially as a newer investor?

Another is Circle of Influence...I can offer an investment deal to my friend from college, and he can choose to invest $250k with me, even though he's not an accredited investor. 

 $80000 all cashAll the numbers for vacancy, taxes, and insurance I kept the same except condo has $125 HOA a month to maintain law care and pool maintenance, which I hate.I posted the numbers on the bottom, and I need to know which property would you choose and why?