You want the first investment to be as easy as you can. 

Features:3/2 with flex room (4th bedroom possible with frame out closet in large flex room)Large open concept living/kitchenNew roof (architectural shingles, 2017)A/C 7 years old (manufactured 2010)Front and back wooden deckSmall neighborhood, 7 minutes to uptownAcross the street from Elementary SchoolVaulted CeilingsOriginal Hardwoods in living areas and hallwaysFenced in yardStainless steel range and dishwasherWHAT IT NEEDSMaster bath remodel (there is a very accessibly crawl space, so this should be easy according to the contractors I've spoken with)Reconditioning of hardwoodsNew CarpetPaintRefrigeratorNew interior doorsMinor landscaping (one tree removal)ARV: $220,000Repairs: $20,000LIST: $175,000 What made you interested in investing in this type of deal?

The son was in town for a couple days and I gave his an easy way out from it!

Not a easy transition unless you are both committed to change.

In many cases, a 2-3 person operating agreement should be pretty easy.

However, the property his now worth about $220,000, (but no correlating market rent increase) so I thought maybe an easy way out would be to offer it to the current tenants, possibly offering seller financing.

The Furnace was very old as well as the Water heater, easy replacements.

It isn't easy to build a big Property Management company so you can be assured that if you hire a large company the people working at it know what they are doing. 

I feel like I'm doing something wrong though because it seems way too easy.

It is easy, can be done from the comfort of your dining room table, and doesn't require mass printing.