They should easily be able to provide you the punch list.

If you already have contact info for current and former tenants, you could ask some survey questions like:How responsive is the property manager to maintenance requestsHow professional and respectful is the communicationAre the common areas and grounds well-maintainedIs it easy to reach someone when neededOverall, how satisfied are you with the property management If not, see if the PM company is willing to distribute it on your behalf, though keep in mind that this may affect the honesty of responses. 

Can get them out easily if there is an issue because the roommates will make it uncomfortable.  

This can easily be $15k-$20k.Rehab: "Cosmetic" in DFW (paint, flooring, fixtures, maybe appliances) is rarely less than $25k.Even if the hard money loan funds the rehab, you are paying interest on it, and you still need the $20k+ for the down payment and holding costs.

With 100% equity, keep leverage cheap and flexible: price the rehab with two fixed bids, then choose between a low‑doc HELOC on the Ohio SFR, a local bank rehab line, or true private money for speed; avoid hard‑money unless the spread easily absorbs fees.

I'm have a unique metal/modern railing (would love to not drill into) and a wall with a conveniently placed stud on the other side that I could easily anchor a gate to. 

This would give you access to long term fixed rate debt financing options, make it easier to self manage and allow you to more easily sell if you find real estate investing is not for you.Secondly, a positive cash flow of $24K annually from 18 units seems like a very low return given the prices larger multifamily properties (10+ units) are currently trading for in Snohomish County. 

Feel free to reach out.

Like anywhere, there are pockets that require careful evaluation, but the same could easily be said for much of Jacksonville.

I am wondering if this area has scope for home appreciation in the future and whether houses are rented easily?