4) How to control maintenance costs.

Perhaps hire the PM as a second set of eyes for quality control but that should be in addition to the GC you should hire from day one. 

Every single town in the area has different rules and I have made contact with many of the towns I am interested in to become familiar with the rules 

When we purchased the property, we assumed the property was inspected by the town and therefore their heating and other fire requirements were up to code. 

Also any insight in what part of town is best to look for properties that I can BRRRR.

This may be easier to find in smaller towns or rural areas.Growth potential: Research areas with growing populations or emerging business districts.Tax incentives: Some localities offer incentives for small businesses or specific industries.Infrastructure: Ensure reliable internet and necessary utilities for your business.Potential locations to explore:Atlanta suburbs: Consider areas like Decatur, Marietta, or Lawrenceville for a balance of affordability and proximity to the city.South Carolina: Look into growing areas like Greenville, Rock Hill, or smaller towns in the Upstate region.North Carolina: The Research Triangle area (Raleigh-Durham-Chapel Hill) offers opportunities, as do smaller cities like Asheville or Wilmington.Remember to thoroughly research local building codes, zoning laws, and business regulations in any area you're considering.

You may lose access to the bookings they have managed, as those reservations are often under Evolve’s control, and they may manage the communication, payments, and cancellations for those guests.Transferring Bookings: Some companies might allow you to transfer the bookings if you switch to managing the property independently or through another service.

Financing is key, and many investors use mortgages to leverage their money and control larger properties.

Condos are a much riskier investment than a SF rental because you control so much less of the deal. 

Particularly in other college towns?