$800k at a couple extra percent means it’s costing you AT LEAST $16k PER YEAR in additional interest.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

House hacking lets you live in one unit and rent out the others, which can help cover your mortgage and generate some extra income.

Also, if anything were to go wrong I wouldnt have the capital available to pay extra on a property every month. 

No extra fees added for repairs, I'm allowed to contract my own people via the PM to do services(HVAC, lawn, water heater, etc.)

My opinion-- buy in the winter, underwrite with an extra long vacancy, get some seller concessions to defeat the cash flow if it's really that tight.

But if your a W 2 and real estate is how you are planning on retiring by investing that is a completely different lifestyle and motivation and game plan. 

That may not be your motive right now. 

You’ll need to find a GC on board with the extra paperwork and a seller willing to accept a longer closing time.   

Now your fully renovated home is getting top dollar rents, you could probably refinance too since rates are poised to go lower (lowering your monthly obligation), you could open a HELOC before you move with the extra equity and use that to fund your next deal and now you have 2 homes!