I am newly married and have a hefty mortgage myself, but I manage to save a decent amount of money realistically 10-15k a year I have been working as a construction worker as long as I have been working I am a mason by trade and even though moneys tight I know I will be a successful investor even in the current market.

Not only do we find the housing market to be a little more manageable, but a lot of people travel there year round. 

3) Buy a few out of state properties directly through an agent and work with a property manager to manage them? 

Now that I am losing confidence in B2R, I am also concerned about the property management service that they are offering. 

Sell the properties.You mentioned having difficulty managing the properties as is.

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

@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

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

Social engineering and well as economy management drives government to tax different income, age groups, etc differently.  

Explore remote investing options like turnkey properties or out-of-state rentals with property managers, and use summers or gap years to network, analyze deals, and gain hands-on experience.