So for folks who aren't that, put them at Nursing Station 37, a "it's nice to have someone here, but operations aren't crippled if someone isn't here."

Those are great places that will give you opportunity to speak with operators.

Your accountant is more than taxes, they assist you in business operations, planning, asset protection, personal finance and estate matters.

It will give you EXPERIENCE in the transaction, as a landlord, dealing with city issues, learning how to model/budget, etc. and how to operate!

You are looking for small, local operators to get that kind of pricing. 

Several cities also require a business license to operate multifamily apartments etc.

Make sure the well pump is operating well, that the water supply is sufficient for the renters, and that you understand how it operates so you can trouble-shoot problems like a well pump that trips a breaker.

For example, you could not invest your IRA into your operating business, but you could use the IRA to buy a rental property that the IRA rents to a non-disqualified person.

Thanks for the advice but this management company is definitely licensed...don't want to call out names (yet) but they operate thousands of units in at least 4 states...they seem to value expansion over client and managers retention and constantly makes mistake or fail to follow up on issues...some of the staff like the contractor kickback feels very questionable and unethical.

Window screens should be present and operational, and should be free of any rips, tears and / or damage to the mesh portion of the screen.Heating units: should be dusted and access uncluttered, in compliance with local fire code.Hallways: should be clean and free of hazards.Stairwells: should be clean and uncluttered.Laundry areas: should be clean and neat.