If you don't trust your management company, do them and you and favor and manage it yourself. 

Together, we negotiated favorable terms with the seller, ensuring a beneficial deal.

I know without down payment and not having my Va loan this time around again I don’t have much in my favor . 

Your child gets a place to live and you get favorable rates. 

Your goal should be to break even or come close in the first year, then let inflation work in your favor for rental renewals and building equity.

You may find that the equity is best put into a rental in a different market, more inline with your goals, or maybe it makes more sense to sell and put the money into dividend stocks until the market/s are more favorable to future appreciation, etc.

I've watched a ton of BP podcasts and videos but I'm brand new to the forum.My long story short is that my wife and I had our second baby on the way and although our rent arrangement is very favorable, we needed to upgrade for more space.

With a focus on quality properties and favorable terms, I aim to build a strong portfolio and maximize returns in this thriving market.

Florida: Pros: No state income tax, favorable eviction laws, and a strong rental market driven by tourism and population growth.

Very good lighting inside&out (on a timer), plus motion activated lights as much as possible/appropriate (they make super bright LARGE led ones, even solar now so don't need to be hard wired).