Plus, with the introduction of everyone in attendance, I feel everyone is "encouraged" to network/interact.

My question is this, with 10k in reserves and no anticipated major expenditures, are you still setting aside 10% per month for capex? 

Maintenance will be done by your maintenance tech that is full time and leasing, rent collection and tenant interaction will be done by the property supervisor that if full time.

.- Delay closing until under that 60 day mark.This being an issue should have been anticipated by your realtor...

Prepare a simple 2-3 page business plan for your coffee chats which include; your 3 year goals, target market(s) and the composure of those (schools, income, crime rate, 3 year real estate market trends including market time and comps, etc), end strategy, and your anticipated financials.  

While I am currently living in VA I anticipate moving to Northern AL in the next few months (in my Gypsy wanderings I have lived in both the Birmingham and Huntsville areas). 1st - A "home base" for me to live in for about 6 months to a year at which time I would transition it into a rental property (I will be sharing said home base with my 26 year old son and 10 month old German Shephard puppy named Bubba) - so perhaps a single family with enough living space for all of us to have private living space (while we do all adore each other some alone time is required) or a duplex/multifamily?

This is my first real dive into expanding into rentals out of state and I am excited but anticipating issues that I know I will need to learn.If the sheriff sale doesn't tick, then I am picking up a sf prop (the old fashioned way) in Rochester to turn out for student rent. 

But in anticipation that I do so in the future, looks like I can 1031 the rental portion.

They analyze a situation, try to anticipate every single problem and situation that might arise, and end up doing nothing. 

BP is amazing for this same idea but at the end of the say nothing beats a face to face interaction.