Keep in mind, such an appraisal may not be able to be used by your lender, but perhaps you can request an appraiser with investment property experience (wherever they may be). 

However, I remember the process of onboarding my properties being a nightmare back in 2020 and would rather just keep my current mediocre manager than deal with a whole new nightmare and still risk them being not good. 

I would give them a written notice and keep documentation of all contact you have with this tenant.

What kind of database should I use to keep track of my leads and client base?

(wisconsin)How can I best position myself in this deal where the lender is comfortable and we have a solid prefab, but also workable to where I can keep my sale price competitive and build costs down.This lot is within spitting distance of the lake.

The longer the better, but keep in mind that many of these structures have severe prepayment penalties so using 10 year debt for a 3-year hold creates a problem. 

Great news it looks like you have a ton of equity and I'm guessing the one side covers your expenses.If you want to keep it - I'd probably look at the AHA (section 8) route prior to co-living. 3-4 bedroom vouchers should net you more at the end of the day than the co-living model.

Basically - I want a PM who keeps the property in good shape and occupied to get paid, and a PM who is either bad at maintaining properties and finding good tenants, or just really unlucky, to not get paid.- PM charges 8% of rent, which escalates to 10% if the property exceeds 95% occupancy with rent collection. - PM charges minimal fees.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

It’s a huge relief knowing someone trustworthy is on the ground, keeping everything running smoothly. 

We work hard to keep things positive and real estate-focused (no politics or religion).