My out of state property was not intended to be an investment, its just a hold over from the housing bubble.I use a property manager with all my properties, and yes, I could potentially make more with out using them, but I have to weight what I pay them vs could I do what they do as efficiently?  

As to structuring the deal, begin with settlements required and work backwards for the most efficient method. :)

Great that you're take steps to ensure your financial future at this early stage in your life. 

Market Rents: $1750, $1600 = $3350NOI: $3350 - $1379.15 = $1970.85 -> $24,250 per yearExpense:Income -> 41.2% Cashflow: 3350 – (1379.15+1778.47) = 192.38 -> 96.19 per door.There are two projects I have planned for the property in the near future: replacing the 30 year old boiler with a high efficiency one (should knock $100 off heating) and converting the 2bed/3bed configuration to a 3bed/3bed by adding 1 wall, 1 window, and 1 door by splitting the extra large bedroom above the garage.

Are there any good way to ensure renters are watering the foundation to prevent foundation problems?  

They will have to work in teams to ensure the client gets the best possible service. 

I just need to understand the mechanics of closing the deal efficiently...time wise and tax wise....and ultimately getting my wholesale/finders fee.Thanks for the help.

As we both work full-time having efficient systems have been very important.  

As an out of state owner, I need someone who can ensure that this transaction is completed properly, and can advise me along the way.My buyer is also in need of an attorney for their part of the transaction.   

They better be ready for a 1/2 hour tirade on my dislike for bad landlords and how we take personal pride in ensuring our properties are nice, up to date, safe, and are houses the neighbors cans be proud of.