Four Corners isn’t the prettiest area, but it cuts down the drive by at least 20min from BOZ. 

I would cut them out of it all together.

You COC will be cut in half with a minor 10% change... bet on that 10% change lol.Rentals and all investing like this is best done with a 5 year window and then working backwards, much less would need to happen for this to be a "good deal" in five years so on rentals I go with that and the 10k will be nothing. 

Then there is financing, inspecting, tie downs, how to get rid of DMV title.... lots and lots and lots to know. 

Again, that cuts down on the convenience and frequency of them just knocking on your door to fix every little thing.

Hey Will,As a PM in the area:-have a lawyer look over your lease-make sure EVERYTHING is in your lease (who replaces air filters, who replaces smoke detectors batteries, who cuts grass)-be thorough with background inspections-make sure tenant is aware (and is in lease) on when fines occur for late rent and how much they areThose are things that first come to mind.In can be expensive and time consuming to set it all up the first time and do it in a way that protects yourself and your investment.Let me know if I can help in any way!

Tying up your capital for 10 years just to get the same rate of return that you could get in an index fund does not seem like a smart decision, given the increased risk of a project like this as a new investor. 

You're probably best doing this on your own, or letting one of the tenants manage for you for a cut in rent.

We self-manage all our units.One other thought.... condos and town homes pretty much imply HOA fees... those can really cut into your profits relative to a similar sized property that is not under an HOA.  

-the whole market has seen it and no one has bought it at this price yet (it’s a “retail” market)- any agent is going to require a POF in Your name, as the supposed buyer-an agent won’t knowingly let their seller tie up their property with someone who can’t buy, and is just hoping to find another buyerAlso, virtual wholesaling is an absolute delusion for most wannabe wholesalers.