In my early 20s I'd been burned by commissions and being steered toward certain funds with higher compensation for the "Adviser," rather than what was best for me.

Plus it has a newer central ac/heat, and it's one of the few in the neighborhood with a real wood burning fireplace.

sell the properties - you mentioned being burned out on them, I don't know that a property management company will make it that much better for you.

There is a lot in my neighborhood that had a house that burned down in 2007.

If you dont properly vet your team you can get burned quickly and badly!

You're gonna get burned very bad if you don't properly educate yourself and you will lose money..."

Apparently he lost a property in the mid 80's, while he was  holding a 2nd and he doesn't want to get burned again.  

The seller is motivated (burned out landlord), just not sure yet how motivated.

@Sunny Burns would the bank be will to negotiate a credit for any of the repairs?

Depends on a lot of factors - experience, support, knowledge of the area, finances (specifically reserves) and support again.I have witnessed -people do well and get burned investing outside of their area.