@Jim Kennedy I must be blind because under the Exception that you listed, on the website I can't find the matching exception for independent contractor.

I am a big advocate of clear caulk, it's usually the most aesthetically pleasing and you don't need to worry about color matching whites.  

Your tenant's needs should be matched to the property.Once you have a tenant with a voucher, you can choose to accept it and get your property inspected.

Fix the obvious (holes, etc) and try to match the paint the best you can... but at $800, if there are some imperfections, no one at that price point is probably going to notice or care.  

This would be easier to set up if you were on the ground, as you really need to interview potential managers to be sure their methods and philosophy match your own and that you will be comfortable with them making decisions on your behalf.

Low money down conventional mortgages is smart way to go, you can get them for as low as 3.5% with no PMI so at the end of the day it becomes a no brainer when match up against FHA.

The reason for this is that we incorporate rent increases consistent with inflationary pressures into the lease terms over the period of 2-5 years, depending on the lease agreement reached, and many security deposits only match what is paid per month on the front end.  

1031 exchange ($140k) and got investment matched by a partner (family member). additional funds went into reserve account to get the property up on its feet and to make any mods.

Then when the electrician was almost done, I'd ask for another $6k to match the progress of the work that you could visually see and verify yourself.

Then have your agent go the day before closing to make sure it hasnt been burned down/burst pipe and that the inside matches the condition during your initial walk through.