Hello Saulo, I have two STRs and the main things my cleaners do - Reliability - they live close to where I operate so that's always a plus Availability - I do constantly update the calendar so they know well in advance of turnoversPictures - they always send pictures after they're done in the event we have a discrepancy with a guest (it will happen)Additionals - if I ran out of something, they will get it an add it to the invoice. 

Do y'all have any advice relating to how to have more reliable estimates and how to find sub-markets in areas?

Send them the lock code in pre-check-in instructions and at time of check-in (because not everyone reads the full message first time round), and automate a "how are you liking the place?"

Our current mortgage is a 30 year conventional locked in at 2.75% and the monthly payment is roughly $2000 ($1000/person).

I think not hiring a PM might be based on the following:1) How far you live from all your properties.2) If you have a very reliable handyman nearby your properties who can be a "point person" to asses issues when necessary.3) If you don't mind doing the advertising, interviewing and showing your properties when you have potential tenants.I have had 10 rentals until recently and I did all the PM work for 12 years.

also, if anyone has any good connects for reliable contractors in the Tulsa, OK market id love to get connected for a fix and flip im working on!

Tenant also claims they lost the key so I quoted her to change the locks because I will not pay for the locks if they lost key.

I'd greatly appreciate any recommendations for a reliable property manager in the area.

You can capture the potential tenants vital information and send them a lock box code so you do not have to be present.

Locking in Price: You can agree on a purchase price upfront, which can be beneficial in a rising market.