@Steven Westlake looking at all our options at the moment , in process of getting a heloc to start either SFH or Brrrr..

A contained small fire that can heat up in a few hours,LEt me add this : If I were a guest and felt like a relaxing spa moment, I would want to walk out and get in.

That said I will pray for you that you make it through this incredibly hard time you are having now that you *GASP* read an opposing viewpoint. 

You will have to read that to understand.We always switch our tenants over to our lease at the earliest moment possible to ensure all of our tenants are operating under the same agreement.

This is the #1 reason why most builder's fail, if they own the land, the carry costs are relatively low, but the moment they tap into the land equity for additional capital, is usually the moment they are finished. 

We plan on using DSCR loan (yes high rates but our complicated taxes makes non conventitional as our only choice at the moment) so PM fees will def kill anything. 

. - 35.7% is an incredible increase in a year.  

Thanks @Andrew Postell, incredibly clear and informative. 

That's what I'm trying to do at the moment because I am relatively new in this field.

One other thing I didn't mention is that our timeline for moving is extremely flexible and we would not make our plans until after we have found a suitable tenant (even if that means staying with a friend or renting something short term locally), so at the moment I am a bit inclined to want to try things ourselves using some of the recommendations from @Nathan Gesner, @Chris Berry and others.I also did a a rough analysis based on the two local PMs I have researched and the potential cost savings would be over $6,000 a year.