Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

Given the scope of your work, a simple plumbing leak would not concern me, it's a $200 issue at the most and ideally, it's just another line item when you do rough in plumbing for the kitchen.Being in a Milwaukee suburb, I am guessing it's a 1960s ranch, probably with galvanized plumbing.

Quote from @Shiloh Lundahl: I remember hearing people in 2017 and 2018 saying that they were going to wait on the sidelines until it was a good time to buy again.

Ideally I’d like to get to $10,000-$15,000.

It would be ideal to chat with investors operating in the Midwest, but I welcome anyone's perspective on BRRRing from a considerable distance (plane flight away).Thanks!

So I get that "lag" almost every time, plus I deal with our corporate bank... so they always have that lag. 

But then I remember I am an expert in my market and know which areas are better suited to my target goals.

You can't go wrong with holding the property but again not ideal in your scenario

Should be within the last 6 months sold ideally within 1 mile. 

Investing locally would be ideal for sure.