MF is much more efficient and cash flows much better; it is great to have many tenants under one roof. 10% for PM is pretty normal; but watch the add-ons for getting new tenants and arranging calls, visits etc.

@Ari Newman $1000-1300 depending on how nice your rehab is. 

A specific community I have researched, Edens Edge, seems like a nice destination to me, but looking at mixed reviews I am unsure.

You are correct that there is no school tax adjustment for non-owner occupied properties.If you visit the county tax assessor's office, they can calculate the exact amount of the property tax bill you will receive for a proposed rental acquisition.

It's also a very nice document for you to review.

The area is in an area that started out good then went sour and over the last 7 years or so has started to make a come back with better shopping and restaurants and the town is putting more money into it to make it nice again.

I understand you want to be nice to your tenants and give them the property at a bit of a discount, you want to upgrade your rentals, and would like to make some money. 

End products look pretty neat and it is nice that they are also eco-friendly.

I think there is a similar service for home sales, but not sure.Still with your lack of experience, you really should consult a realtor or just visit open houses on the weekend. 

If you want to save yourself a lot of time go visit the neighbors and see if they have big mouths.