Maybe it's property location.

Since my current strategy is BRRRR, I'm looking for a location where I can implement it successfully within my budget.I’d prefer to target the best neighborhoods or subdivisions I can afford, ideally with favorable eviction laws and other key factors.That said, I started wondering if there might be a better strategy to achieve my goals.

A good PM can refer you to top sales agents in the market, they can tell you what type of rentals are in demand, they can tell you which areas are best for investments, and they can cross-check what the sales agent tells you about specific properties.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Here is a solid summary from an internet search that will give you all you need to move forward:"A notice to terminate a property management agreement is a written communication to the property management company that informs them of the intention to end the contract.

Improve the location and appreciation potential. 

But the diversification may be through a number locations of the same type property, as expertise in one area trumps diversifying into areas where you lack a competitive advantage.  

Search the BP for ADU appraisals to encounter numerous examples.

Also make sure you are comfortable with some holding costs if the units don't get rented right away (if vacant).Also look into if there is rent control in the area that the property is located.

You may have to search a bit for the right contractor or engineer - sometimes I see one solution dominating in an area - "that is how we always do it" 

More and more insurers are refusing to cover disaster-prone locations.