no more than 20 minutes to the beach.

With 250k I would pay off any high-interest debt and slowly buy houses within a 1-hour drive from me that are in the 5k-20k price range which need no more than about 5k in materials to repair.  

I know the popular opinion is that special assessments can wipe out cash flow, not all associations allow renters, association policies can suddenly change, but I successfully house-hack through roommates in my Ukrainian Village condo right now (I'm 25 so for now it feels weird NOT to have roommates), and for my first true investment property I want to stay close to home (no more than 20 minute drive/public transit). 

Replacing your current PM with a new, better one should be no more work than putting up your current ones.

Just from a logistics standpoint, for such a low amount I'd try to limit to no more than 2 investors and maybe create an LLC and bring them on as partners and maybe give them some sort of role in the business so they aren't strictly passive (an argument can be made that if they're strictly passive you're selling securities).

Of course I’ve had problems with the stuff, but no more or less than pex, cast, or copper.

The barbershop is no more than 25% of the entire building so I'm not sure why it's zoned commercial.

They are asking $21,900 it has been for sale for awhile so hoping I can get it for $15,000 stick about 10-15000 in it (rehab Prices are inflated quite a bit should have no more then $10,000 in it but better safe then sorry.

I'm trying to do my first short sale and I really need help.Here are the details:FMV of house based on comps: $155KRepairs needed to property: no more that $20K Total owed on 1st to Wells Fargo: ~$163KNo second mortgageOwner is 4 months behindMan lost his job a few months ago and hasn't been able to find work here.

No, more specifically relating to unlicensed broker / agent activity.