I used a program in Minnesota to finance a small downpayment with a no-interest loan, then had a loan from my parents to fill in about $5000 of costs.

If we rent our house out, the tenant would likely cover our entire mortgage, but our HOA costs are high (they were raised a lot recently).

We just adjust our rents accordingly based on average cost of the water.

First year no PM cost.

This is not typical and is costly additional expense on the Texas Gulf Coast. 

(We have fixed up 3 houses now and primaries not fix and flips and really enjoyed it) my job also works 1/2 the year so I have plenty of free time for rehabs.Option 2, just purchasing a long term rental with the cash out but this will produce a negative cash flow due to the cost to rent in the springs area and $0 down.

Because housing court and violation resolutions is a daunting process.Feel free to send me a message any time with any specific questions or such or any questions about residential 1-4 fams in NYC I'll do my best to answer what I can. 

You said it cost more to transfer from personal to LLC after the sale. 

What are the usual cost for these type of good property managers in major metroplexes?

I think mine cost about $1200.