Investors with unlimited resources will sit on properties for years, paying taxes until the area changes.

If this deal is debt constrained, a 25 yr am will change your loan proceeds (your down payment will need to be more to meet the DSCR) considerably.

I self manage, but if I change that I'm not sure I'd be comfortable with one PM having so much power, so to speak. 

I would be happy to share some of the things we did and maybe it would help you out Hey Steve thanks for the offer, Im a newb though...I only manage an 8 unit, but hopefully that will change in the next few years.

Most that left in 08 either just retired or changed professions.

I bought my first property in 2014 in the peak of our local market where everything was going extremely fast and I ended up paying 16k over asking. 2 months later the oil and gas market, which drives the growth locally, completely crashed.

I feel it's a deal I cant pass up and I want to jump on it but not too fast.

Learn all you can so you can get in the game fast.

I have a rehab property appraised and listed at 176k. In August, it was getting 5 showings per week until it went under contract due to close 9/19. The buyers backed out even after it passed inspection and appraisal, ...

That's going to change in less than a month.