All the while remembering- there are no pit cats, only pet cats (and dogs using the backyard as a restroom is one of the reasons I think cats make better renters than dogs).

unfortunately, they're not great at generating immediate, W2-replacing cash flow, even if you paid all cash, which is also something i would not recommend.if you want to dip your toe in the water and buy one - great. 

One last thing that I forgot to mention, which I'm afraid will come to bite me in the *** and cause an audit is that when I sold the home, the closing agent had me sign something that clearly pertained to the qualifications of Section 121 (owned and resided for more than 2 of the past 5 years prior to sale), which I checked all the appropriate boxes that qualified me.... yet there was ONE box, that likely used the phrase, "Did you use any PORTION of the property for business or rental usage during the past 5 years?" 

This might be the wrong forum so I request that it be moved by a mod if it's not the right one. 

I'm having a hard time coming up with any other answer than, as the one putting in 100% of the cash, I want 100% of the equity.If you're going to manage the property, I think you deserve to get paid the property manager's fee.If you're finding the property and offering it to me, a RE commission or finder's fee would be in order.If you're going to manage the rehab to get it rent ready, a fee for that service would be in order, too.But I'm having a hard time with any of that justifying an equity stake on your part. 

Negative, if you could refer me to one it could be greatly appreciated 

Cost could change but the bigger issue is making sure the usage is still eligible for the type of policy you have.As an example, at the time of application, a company might ask are all lease agreements for one year or longer. 

I'm a "newbie" by definition with one duplex under my belt but would be interested in meeting up as well to share stories and explore opportunities.  

I'm only one vote, but I can offer my initial thoughts.  

Please recommend a free one, as I have only one rental property so not sure i need too many features.Thanks!