I look forward to earning your business and helping you find a better properties with better numbers.

Also <most times> adding a extra bedroom but not adding sq ft doesn’t help much on ARV specially currently being under 1,500sq ft.

First, don't use REI Reply, it's just a white-labelled/private-agency version of GoHighLevel (the actual provider of the CRM) that they just mark up and charge you extra for everything you do (every text, email, etc is 2-10x more expensive than just linking twilio/mailgun to your GHL account, etc).With that out of the way, you can get to making workflows.

It’s worth the extra effort to protect your investment.

That has led them to continue to jack up rent prices and often, push out good tenants for the sake of an extra $100/month.

That's great that the bank who currently holds the note wants you on 20 year or 15 year amortization, they view you as a captive customer, they don't have to earn your business any more, as far as they are concerned. 

But there are also some real challenges, like dealing with lower tenant quality on average, the extra red tape, annual inspections, and the longer time it takes to get tenants placed compared to the open market.

We have a duplex with an extra flagpole lot that we are hoping to set up with an ADU for short term rentals.

For that extra psychological safety of handling a that multi-M upscale luxury property transaction maybe worth it, but that's not your market. 

In my first two years of management, she earned over $20,000 net profit, the property was in better condition,  she could quit her full-time job, and her health significantly improved because she was no longer stressed.