. - Currently, most deals we are getting under contract are at least at asking and maybe 5K-10K over at most.

My goal is to start learning and hope to buy my second (we own our current home) property within the year to start my real estate investment journeyI got interested in Real Estate investing because I want to be able to have a large family and give them everything they need (college tuition, family trips, emergency fund) and want to grow a portfolio with constant cash flow to allow for these things. 

Currently house hacking while a BRRRR.

Lastly, when i try and call them to speak to my property manager 99% of the time I wind up having to submit a note in their portal and wait for a call back.As to to the new garage door that will be installed by the tenant, I wish they would be more involved, giving the tenant some options of companies to call, and to walk them through the repair process.Am i wrong in any of these thoughts or concerns about my current PM---or---do i need to let the property manager do their thing and learn to take a step back?

We use the extension form currently but I am thinking about changing that and having people sign a whole new lease every time.

Current tenant will take good care of property, and paint job for next 2 years, after which I will rent to college students.  

But the place is clean, she pays on time and is low maintenance.Someone else mentioned when she goes, she may leave stuff behind and that may be true, but you'll be dealing with that now or 5 years down the road either way.

I am thinking of just getting a first-time home buys loan at the low 3.5% to 5% down and just living in it for 12 months then renting it out.

We dont need AC up here, so Im not familiar with the current draw. 

Both markets have been operating on record low inventory levels for about 2 years.