However, I do rely on my trusted network of local professionals for different parts of the process.

Also, if you buy using a hard money lender or cash, Zach Starnes can do re-fi's off the appraised value shorter than the typical 6mos and then you might not need any money down if you buy at the right price.

I do need to diversify though and get into the market at some point but I dont understand it like I do RE.  

Not a rhetorical question :-) So I'm happy you answered, and I hope others will chime in.I appreciate you sharing your investment strategies and your philosophy behind why you do what you do (re: control and liquidity). 

If so I'd do the min amount to put down.Remember when you do re-fi the taxes change for SC properties as an investment property. 

Just like you, she can do RE as a side gig and learn a lot more while she keeps her own nest egg going and her lendability strong with a regular job.You should loop her into a major document with all of the properties and all of the profit and loss and go through them one by one and talk about whether to sell or keep, and also base it on geography for her and your collective choice of management.

If you’re willing to continue to do the bookkeeping yourself, there’s several wonderful options on courses you could take for learning how to do RE bookkeeping.  

Nearly a year ago I bought an existing two-bed, one-bath 1,440 sq ft ranch with a two-car garage on 1.4 acres that had fallen into disrepair. The purchase was in my own name, not an LLC. The purchase price was $374,00...

I used to do re-fi's and get loans early on when rates were low. 

Reality is many buyers do rely on there agent, and follow there lead and advisory actions.