I might try the 1st year without property management just to understand the nature of the work so I can properly manage my property managers in the future.Property: built in 20001836 sq ft., 2 floor, 3br/2.5baupdated/modern interior paint and white cabinets, likely tied for best appearance in my modest neighborhooddark espresso engineered wood floors, glued down - (bad for a rental?)

Usually they have (20- 30) days to reply/answer a complaint, if they even do at all… Otherwise, just be able to show that you noticed the tenant properly (certified mail) of your intent to end tenancy and have everything ready to go and  file on the first business day of the holdover.

Lastly, it would seem to me if the mine closes my property and the entire town become worthless over night. 

Got into wholesaling knowing without proper training, and got into trouble. 

Make sure you are obtaining/using criminal reports properly.

But i do need some good advice on the proper steps to take when starting out.

Additionally you haven't calculated taxes properly.

A properly structured contract would allow you to take over conttrol of the project without foreclosure by shifting the beneficial interest from the investor to you as project milestones are missed.I realize this suggestion comes a little late in the game for your current situation, so give CRR a call, but before the next time look into using a land contract.

My guess is that as long as you make all the correct repairs and pull the proper permits, it won't be an issue.

They moved out in the middle of the night in month 11, leaving dog poop all over the carpeting.Part of it is probably laziness, part is probably not wanting to interact with the landlord, and part of it is that they don't have the skills to recognize what will become a bigger issue if left alone.