I use Stessa to self manage 8 properties.

Thx for sharing and congrats that is a ton of success, @Eric BilderbackLike all investments there is risk to manage.  

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.

It is our hope no one in Blue Metrix is a victim of such an aggressive business tactic while part of their management team faces such a difficult health challenge.

Negligent forest management, drug addicts, or illegals? 

I am licensed agent but work for an investor doing grounds management.

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

A lot of investors who succeed in EC know the tenant base very well and a lot of them self manage.

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

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