FHA loans are optimal for 3- and 4-units specifically because conventional loans (as I understand them) jump up to 15% down for those assets, while FHA loans are still feasible at 3.5% down.FHA loans are notorious for being cumbersome and I've had some clients miss out on properties because of the loan, but when you're looking at a 3-4 unit the buyer pool is largely looking at the same metrics (cash on cash, ROI, etc) and that levels the playing field significantly. 

Property management truly is a tough field.

However, he has agreed to be my property manager in a unconventional way in the sense that he can be in charge of getting the house in shape to be rented, using his local contacts and maintenance people to do any work that is needed, finding a tenant, fielding any calls from said tenants and making sure his maintenance guy fixes any issues.

Personally, I've networked and have a number to call to fix any issue imaginable because I got licensed, and I'm active in the field.

I suggest you set up keyword alerts, for topics that you are either interested in or your field of expertise.

These are all fields that will sustain themselves. 

House was built 2003, I also have $80 entered as a custom expense field for the misc exterior expense. $30 electric is a third meter(we/septic system), tenants pay utilities.

@Nicholas Field I second your vote for IKEA casework as the quality is solid and the price is unbeatable (especially if you're DIY'ing it).

I don't know much about law enforcement but my guess would be that you wind up visiting a lot of places that fit that description if you're out in the field. 

Especially if you are already a high earner in a different field.