The hard money lenders I have contacted are charging almost $5K in fees that are due upfront which is in addition to 10% interest.

I'm happy to provide any additional insight as you search for a property manager in the area. 

That's a lot to pay for a property that you definitely will need to pour additional capital into.

In addition , I want to set myself up to be able to buy another rental down the road.

Please help any help with answering the suggested answers so I know where I went wrong in part 1 and any additional clauses that need to be included in part 2.I am aware BiggerPockets does contain contracts specific to each state but how much in detail are they i.e do they cover everything I've mentioned and perhaps even more things I haven't thought about yet?

And when an investor does this using 1031 they want to continue to get the benefit of deferred tax and additional income indefinitely. 

Do others make tenants pay an additional application fee?  

Additionally, I'm not even sure how I'd tackle that legally if I did try to recoup any unpaid rent from three different cosigners. 

Anyone have additional insights on Bend or KC?

I’m going to sell this property soon as my HOA won’t allow me to transfer it over to an LLC.We want to purchase 5-15 doors (2-6 multi family homes) in the next twelve months and I currently have about $5000 saved and potentially have access to an additional $150k in family/friends money.