I went one for one down the coverages comparing US Coastal and Proper and I did much better with US Coastal.  

The rent to price ratio's look really good for Texas (as well as compared to national levels) and my models cashflow at 20% down if the rate is at 5% or lower, really at the current rates its more breakeven but there Refi potential over the coming years and there is appreciation upside in my opinion with the new Tom Thumb, HEB, and Target breaking ground this year making Forney a more classic style suburb.

You'll likely find that some areas don't cash flow based on their rent amount compared to price points.

Are multi-family rentals a strong investment in the Tampa area compared to condos/apartments?

Lower priced markets in central valley have better rent/price but lower appreciation compared to bay area.   

The renovation of a home can set it apart from a competing comparable property.

You are trying to compare oranges and potatoes, this is not appropriate here.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I have had this occur with cabinets, flooring and other materials made from overseas that the product testing compared to the in field testing of the product were very different. 

Private lenders or bridge lenders may also be a good fit, as they tend to offer more creative solutions compared to traditional banks.