With 20 years experience managing my sfr and as a property manager for a broker and a bank, this switch into ABNB has been a learning experience.  

Try interviewing at least three managers.1.

I’ve seen folks pivot their plans quickly if they discover one city has friendier permit processes than another.And yeah, the Phoenix area has some really down to earth investor meetups, from what I’ve heard, that can help you level up fast.What aspect of the business are you most excited to tackle first.. managing construction, or scouting out those under the radar leads?

These homes were built in 2016/17 and I've managed/maintained them myself.

Account ClosedAdding your property manager as "additional insured" is standard practice and beneficial for you.

I have a property management company manage them as I have a full-time job, wife, and 2 boys.

I am just saying if I managed your property, I would never paid for the damage out of my pocket simply because I have a solid system and team to win any reimbursement cases. 

It would be far better for you to join NARPM - National Association of Residential Property Managers SE Virginia Chapter and join as an affiliate. 

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

@Gene PanicciaManagement fees vary, but it's not uncommon for a PM to charge fees for managing tenant-paid utilities or coordinating repairs.