The investors with the most units and most experience could just as likely be in flip flops and a Jimmy Buffett shirt as jeans and a polo.

You have to buy right, know where the market is headed, know ALL of your expenses and know what your various "outs" are before you commit to a property or you will lose your shirt.  

There are many ways to buy cheap elsewhere but still lose your shirt. 

I implore you to do one of two things...1) find a partner that's been there, done that, and bought the tee-shirt so you can learn the ropes with someone who knows the pitfalls or, 2) start with a single-family or duplex with the guidance of someone that knows what they are doing.

I'll have an engineer look it over and stamp off before I move ahead.

The letters need to folded, inserted into the envelope, sealed and stamped.

One of the utilities, South West Gas, based in CA, gave me a hard time putting the account into my own name. after several calls, faxing the court-stamped eviction order, verifying my deed through the County, etc,  the operator finally agreed and started to backdate the account change to the beginning of the process!

For example, in Michigan those additional expenses would include revenue stamps owing for two closings. 

If no consideration is being exchanged, then all you would need is exempt stamps for State and county. 

If they did (at least in FL) you will have to pay transfer (doc stamp) taxes.