In the backyard, what was previously grass and concrete was completely transformed into a lush vacation oasis, complete with a luxury pool, expansive deck, custom mural, chic furniture and hot tub for the ultimate tropical experience.

Would obviously have preferred to use a third party but this accomplishes exactly what I need - a birds eye view of the profitability each month without have to re-enter operational and tenant data into my own system when the property manager is already tracking this information. 

If only someone had written a book to help people like you.I prefer you spend some time educating yourself before jumping in, but that depends on how bad the PM is and how quickly you can educate yourself and take control.If you choose to terminate, read your PM Agreement carefully to see if there are any termination penalties.

If you are trying to maximize space you may want to consider convertible sofas and/or one that has a pull out option.As far as material my preference would be a darker neutral color microfiber that would be easier to clean.Possibly most important is looking for one that is commercial grade for durability.

"Fixed rate debt or floating rate, what is your preference?"

This balanced approach meets your financial goals, diversifies risk, and aligns with your preference for conservative real estate investments.This post does not create a CPA-Client relationship.

In the backyard, what was previously grass and concrete was completely transformed into a lush vacation oasis, complete with a luxury pool, expansive deck, custom mural, chic furniture and hot tub for the ultimate tropical experience.

This is the primary reason I prefer VRBO over Airbnb.

The wife and kids would prefer to stay. :)   I'll likely do the HELOC and not worry about the extra taxes on gains over $500k when I finally do sell someday. 

These are some good ones to check out Guidant Financial, known for its quick setup times and dedicated supportFranFund, which offers streamlined processes and excellent customer service.