I've had contractors refuse to work if cash/check wasn't the method of payment. 

I'm a little bit worried about quality of tenants at that price.

Add to that you are essentially getting a free GC to oversee work, quality control it, negotiate pricing, hold vendors accountable, etc.In PM it's ALL about finding the right PM with lots of experience and who knows their stuff.

I’m surprised to see *crickets* on this one, as there are many outspoken proponents of both methods: leaving all cash in will increase your cash flow but has “sunk” equity with a slow velocity and return, while leverage will give you a better return on investment.  

I tell them my boss buys houses in the area and then ask if they are selling or interested in selling.I know there has to be a more efficient way, maybe going closer to the actual foreclosure date so they realize the urgency or something along those lines and also maybe approaching the conversation differently.Does anyone have any advice, or methods they have found to work effectively? 

Generally if you are buying with the assistance of an Agent, your Agent will have Lenders they have previously worked with, and know the quality of service provided.

Are you happy with the pricing and quality of work with the vendors? 

I need to develop my knowledge base, learn how to evaluate deals and make quality offers.

One is a college town, prices are higher, but better quality buildings overall I'd say, and slightly higher rent prospects, but I'm not sure how to handle the college side of it (as that is the majority of renters).The other is a town with little growth not a ton of job options locally, the class of buildings aren't as attractive overall, but the market seems a bit better for starting out price wise for multi family/commerical type scenarios, but I'm concerned about the type of tenants I'd attract with lower value buildings.

I want to spend quality time with my young children.The Army has recently assigned me to Austin, TX for the next 6-8 months.