Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

I’m looking to use my VA loan again for my 3rd home, after learning I still have some entitlement left.

It's sad to see so many areas in America with decaying homes because people left as jobs left.

Examine the Collateral.... company is fine.. but if they are not there your left with the collateral.. then what

I have about $120k left on seller financed loan and the house is worth $280k.

Mainly to the left of us.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Thorough vetting is absolutely essential in private lending to mitigate risks and protect your investment.Here are a few additional tips to enhance your due diligence process-Assess Their Exit Strategy: Whether it’s a flip, rental refi, or sale, make sure their exit strategy is realistic and aligns with market conditions.

Here are some basic facts:Initial cash invested: $120kYear 1 Cash Flow: $12.3kYear 2 Cash Flow: $8.6kYear 3 Cash Flow (YTD, 3 months left in year): -$4.5kCurrent equity estimate (net of expected selling costs): $102KMortgage rates at or below 3.75%CapEx uncertainty: HVACs will likely require replacement within the next 5 years and one of the  roofs is nearing 20 years old.Market is the Huntsville, AL area.Underwriting hurdle when acquiring these properties was 10% CoC return annually.With a 10% CoC return after Year 1, I felt good about this investment.

See the 2020 aerial view below.Very little undeveloped private land is left in the Las Vegas Valley, and desirable areas cost more than $1 million per acre.