I appreciate the detailed suggestions and personal experiences you shared.

Personally, I like "light" value-add and "core plus" investments that are larger buildings.

Do you have any skin in the game. 

I recommend networking with other investors and asking for personal recommendations, using companies (not individuals) with strong reviews on Google, etc.

Again.... from professionals I haven't met and friends whom I know personally that run their own companies...I am curious, what is your policy on hiring friends (whom own their own companies) to work on your properties?

(This should be cheaper because no personal items are insured.) and then insist the tenant’s get renter’s insurance.

I personally like white trim, but if everything is in good condition and stained-just keep it.

After 1 investment property it's easy to be over your personal DTI ratio and to keep going you'll likely need a small local bank that looks at the debt service coverage and the risk.  

My loan person said we might be able to do a escrow withholding where they keep the money for repairs until after closing. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.