The notion to sell one's home and buy another home in a peak market, but irrational, emotionally-based decisions are justified with the logic that they are getting their "dream home" or its out of necessity for a new lifestyle home (single level for seniors).

Approaching every real estate deal with an open mind without any preconceived notions should serve you very well.

I will second Jeremy's notion of @Brian Levredge and his group as solid for PM.   

Basically looking for any advice on how to ditch a property management company.I am a landlord, Notion geek and AI enthusiast myself.

@Matt Joplin nothing of what you have detailed of having done is (a) Running a Remodeling/Building Business nor (b) running a Real Estate Retail Brokerage or Team.   

I embrace that notion.  

Let's start with the notion that Lease Options are illegal in Texas. 

I go by the notion of not raising rents unless a tenant pisses me off.I'm selective when it comes to placing a tenant so most of my tenants are solid; they take care of the properties and don't do stupid things that cost me money or headaches. 

I had a notion that maybe I could 1031 into a potential future investment of the construction costs of the ADU.

@Drew Lamb I have to say that I have stayed in some really ****** Air BnB's...people get the notion that they can do this when they have zero experience...setting yourself apart isn't that hard, but it takes more than being average for sure.