Your focus on the Dallas market and Fix and Flip projects sounds solid, especially with the DIY approach and having an interior designer on your team. 

Using 50% rule (expenses excluding P&i is 50% of rent) here are the numbers;1800 (rent) - $900 (expenses) - 1468 (heloc) = negative $568/monthAt your rent point with that size unit, your expenses will ve less than depicted by the 50% rule, so let’s use a likely more accurate 40%1800 - 720 (expenses) - 1468 = negative $388/monthNow let’s imagine you self manage and you time is not worth anything (I strongly recommend believing your time is worth less or worth less than a quality PM would charge) with 8% further reduction so expenses are down to 32%1800 - 576 (expenses) - 1468 = negative $244/month. 

The current one lasted 8 years and needs to be replaced (as per what our property manager is saying)I heard front loaders could leak, so I typically only do top loaders for rentals.

The utility company doesn't manage your property...they provide paid services until they're not paid anymore. 

If no one but owner-occupants can STR... then that should mean opportunity for owner-occupants who STR their primary residences in many jurisdictions.- Large remodels or construction projects (Live in Flip) can be self-managed, worked on directly, and the value add, after 2 years, is largely tax free up to certain limits. - Many areas around the country allow for ADU Construction - house-hackers enjoy similar benefits to remodeling projects by being naturally on-site for ADU construction. 

Get a job in property management.

BLM  ( bureau  of land management) 3.

I'm going to try leasing the place out myself again, but if I'm struggling, I will hire property manager. 

Doing real estate and managing other peoples money from a fund are two very distinct skillsets.

She doesn’t need local family to manage it.