Some landlords I know use a manager but takes all maintenance calls because he doesn't trust the manager to use the cheapest effective fix for repairs.  

@ Darrin Carey - I'm all for effective team work, but because I am just starting out, I have no idea how much it costs to have these people on my team and I don't want to spend money where I don't need to.

please tell me the best and the most effective way to get owner's info and speak with him directly without bringing in the agent....

If you have it in your lease and follow that procedure according to your state law then you can exercise that right.

What is the most effective way to reach out to people with $4,000 to spend on a down payment?

Certainly there is a lot to learn about this business but it can be accomplished much more cost effectively than a major capital investment in such a program.

I am happy to get a larger house but my concern is that once it goes on the market after rehab, the appraiser will catch the discrepancy causing a domino effect of issues.

I just started doing Quickbooks effective 2014 and got some help from a bookkeeper to do the journal entries from the HUD1's to add the rental house assets I purchased this year.  

@Rob Randle  Question #1: Will you guarantee you will not make any rule changes, or implement any special fees, or otherwise do anything to cost me money or effect my ability to rent this property?

In this case, you would continue to collect rent, but they would have a set option price that they could exercise at some future point.