Check the demand for single-family homes in the area and look at recent sales to see how similar properties are performing.

The software allows me to generate custom reports on my rental income, expenses, and overall performance.

I can only see the benefit of forming a self performing property management company if you believe you can be more effective on cost and service than the local 3rd property operators and even cost can be tricky to calculate because most focus on the management fee that's charged rather than the cost to put out fires when they do arise.

If you're a 5% owner for only part of the tax year, then only the services performed during that period count toward qualifying.Also, it's important to note that the Tax Court has held that merely being on calls doesn't meet the 750-hour requirement.

@Jason Kahan To perform a 1031 exchange, the ownership structure is crucial.

Since you are from WA, I am wondering if you know how that market perform. 

I would recommend you shop around, but since rates have skyrocketed the past 3 weeks, you are unlikely to find a better deal than what you locked your rate at in with your current lender. 

Proof of Services.Be prepared to provide proof of the services performed and hours worked, especially if the IRS requests this information during an audit.6.

Also, don’t forget to explore platforms like Airbnb and VRBO to see what properties are performing well in your target areas.

Have you stopped into the local coffee shops and bars/restaurants to speak with the residents?