there are way to many to choose from

And if she chooses to stay then she has chosen to live with the noise, not been forced to.

There are also a few options contracts can generally choose such as lump sum, cost plus a fee, percentage fee, etc.

As @Engelo Rumora said, looking to markets like Toledo and Dayton may provide more opportunities.Regardless of what area you choose to invest in, make sure you do a personal visit, and build a good team with a great Property Manager.

@Grant Fosheim  which package did you choose?

You seem to feel that when I ask a question and someone chooses to answer that question, I am being arrogant to think that the answer is directed to me personally. 

The reason I'm choosing to wait until after 6 mo is because then I can use a new valuation meaning a difference of leaving 7K (waiting until after 6 mo) in the property or more like 20K (using Delayed financing).You seem to be saying that a cash buyer MUST use DF since it was a cash purchase, I'm saying that you could use it or regular cash-out guidelines if you wait 6 mo.

One of your criteria in choosing a firm should be their rules on listing your own properties.

Doing your own marketing and working with wholesalers and investor/agents will yield plenty of good deals to choose from.Small mortgages are doable, but as you stated, banks are little more reluctant to do them, although I have not run into any that will say "no" out right. 

Your management fee (if you choose a manager) 8 to 10%   the return is incredible.Check this out: I have a guy here who focuses strickly on renting rooms to professionalsSo if you take the same scenerio above and assume its a 3 bedroom houseYou can rent rooms for $450 each month.