The house has 3 bed 2.5 bath, 2300 square feet, brand new roof and new a/c unit(2 years old).  

It's not the best looking property in a lakes community, has high taxes, long commutes, no lake frontage and is a small 3 bed/1 bath house that lacks in curb appeal due to the slope of the land and how the house sits. 

My solution was to let my tenant choose the provider, install a system,and pay for it themselves.

There were different option styles to choose from.

I choose to split it for a couple of reasons; we were big enough to have some priority with each PM, taking over that many units at once is overwhelming and I felt they would be better equipped to handle half, if one screws up I have a backup, and they know I have another option so they are incentivized to do their best.

Rent analysis is vital in choosing an area but the type of person you want as a tenant is as equally important. 

I added the below multi-family guide for your reading.https://www.biggerpockets.com/renewsblog/2015/11/16/how-to-choose-areas-multifamily-deals/ (Choosing multi-family deals) http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/inviteshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI can be very daunting, but, before you go searching for that 1st buy, please take a few minutes to bone up on the tips in link below.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REI)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

It was a 2 bed, 1 bath 1140 sq. ft. single family house.

I brought that money home to the weekly mobile home rental we had been demoted to, walked in and threw the money on the bed.

As far as the agreement not being recorded it is an issue if the Buyer chooses to make it an issue.