My net worth is in the multi-millions, I have no debt, and I can live very comfortably for the rest of my days while donating graciously to help others.

I have come to a point where I have read a decent amount of material but at the same time I feel for me to really learn and feel comfortable in investing I need a more hands on approach.

The dining room still had five restaurant tables in it.

I have the opportunity to buy this home off market which could help to get a better deal, but as a long term rental, the numbers are still a little tight for comfort.

I have been sticking to looking at strictly SFH REOs because that is what I feel most comfortable with (aka have done the most research for), however I continue to get tempted into a possible townhome deal, or at least look closer into them.Is the major disadvantage dealing with association regulations?

I think as you become more confident in your roll as Landlord, you will become more comfortable enforcing the rules and won't feel like you need a pm ....

I am not sure if this possible, but I really don't feel comfortable going into business with her.  

Get the best dustmask you can find, a comfortable one, because you are going to be wearing it for a long time.

By doing that I have lost some deals because the seller or agent did not feel comfortable with "And/or Assigns" after my name.

If your going to net after ALL cost something you are comfortable with offer as much as your willing to pay.