@Joe Splitrock this is gold.

Listings are GOLD money in the bank. it takes a few grand to be a realtor..

I feel that a good property manager is worth their weight in gold.

While there didn't appear to be any issues with the existing property manager, in my opinion Premier is the GOLD standard, so I expressed my intention to transfer management upon closing.

Yardi has some great metrics, but co-star is the gold standard. 

I know they are the gold standard in pretty much every other business vertical, but I don't hear them getting much play when it comes to real estate investing.

Each month, CES surveys approximately 142,000 businesses and government agencies, representing approximately 689,000 individual worksites.The CES is the gold standard when it comes to analyzing the job growth of a market.

Saving time and money for full time investors that don't have time to find deals.They are vital and invaluable in certain situations.The motivation of certain individuals simply strikes me at times when I see that light bulb go off in their head, and then they expect the rest of the work to be easy.

It might be better to buy with your private lender and buy them out with a future refi and payoff the seller, can't tell.I suggest you check first on alternative financing and ensure you can obtain funds rather than speculate as to when you can meet the obligations created.Note terms can have endless possibilities, it needs to work for both you and the seller.Much has been written about financing concerns, I suggest you see your banker and/or a mortgage originator to guide you specifically so that things may be planned.There is an old thread that has aspects that are applicable to your thoughts, not entirely but aspects, "What do you want Mr, Note Buyer" it's long, but there are gold nuggets in there you should understand. :)

Gold is not an investment it's an inflation hedge / form of cash.