I plan to self manage, but it's good knowing a middle tier management option between self managed and full property management - without a huge PITA factor :)

Max is my middle name. 

Please make sure you are working with a Subto expert (like from Pace's community) who is very experienced in working on these.

It means not opening your calendar up as far in advance so you don't get random weekend bookings in the middle of what would have been a longer MTR booking.

In my previous CRE career, I've was on the sale and buy side of middle market RE ($10m-$150m deals, probably $500m worth of deals) and we had many deals with no T12; etc etc.

I'm gonna go against the grain here- you are in an area that is growing like crazy and appreciating at a rapid pace.

Brent Mott is probably the only accesible and genuine person in their team, he will listen to you and will not turn around and leave you hanging in the middle of a conversation like most of the others do. 

The most successful D class or 100% section 8 project I ever ran into was in Hattisburg MS. the original owner built about 20 little stand alone units  on the property and each was built with cinder block so very minimal sheetrock inside.. concrete floors throughout with drains in the middle ( kind of like you see bathrooms in Asia and other parts of the world . 

Properties are low cost because there is little demand and prices have not kept pace with inflation.

Since theses last few years have been statistical anomalies when it comes to home value surges, I wouldn't count on values growing at the same pace.