I'm not asking someone to teach me everything, just thoughts and opinions given my situation 

What is everyone's opinion on calling every lead or just sending them an text with the lease option and property info. 

Tenants can never be relied upon to report maintenance issues, thus the need for quarterly inspections, and in my opinion therefor can not be held responsible.

There are a ton of ideas, so determining what you are seeking would be the first step in my opinion.

The best use of your time (in my opinion) is to check out and start interviewing the different brokerages.

So far I have liked having a separate deal finder and property manager, so that I can have the opinion of multiple people before purchasing a deal.In your experience, is it better to keep these roles separate?

And @Ian Ippolito can probably give you his expert opinion on the topic.Best! 

They are not in the best neighborhoods....but very decent in my opinion and both have renters

I wonder if it might be helpful if we seek a DOL opinion in the matter.

If so its a good deal in my opinion if you still get a better than market cap rate going in.