It is on an steep up-slope such that it is 2 stories in the front and 1 story in the back ... the 1st floor in the front has only the 2 car garage, ~100 SF unfinished basement, and concrete block retaining/structural walls with crawl space well before the back of the house.

They may ask for a retainer (deposit).  

I would like to start with 3/2 SFH OR small MFHs (ideally duplex) while I gain my REI muscles.

I think if I didn't have the asset to draw on to get it done and retain the equity I would look for a partner to help finish it out.

Timing the market right now in hopes of locking in a better sale price is tough, from the cyclical standpoint.A great tactic, if you have a VA or FHA loan on the property, is to market the property with an assumable loan so the buyer can retain your loan.

In November of 2015, I retained Alive Property Management for four rental properties.

In fact, the longer she has held the properties to more it is in her family's interest to retain them until her passing.

I am very knowledgeable with landscaping "hardscapes" (paver brick patios and driveways/modular block retaining walls and rock walls).

I would be definite on the exact services you need...else your $2,000 retainer will disappear with a "poof"...You may be better off pursuing a contract specialist if your looking at contract law.

If you've read the longer thread about MI at all I would recommend documenting all communication and financials related to them if you haven't already and retain your own legal counsel.