However, in the last couple of years, GLVAR modified their PM agreement to include an option for PMs to collect fees while the property is vacant.  

I learned about the city over time and began my out-of-state investing journey.Whatever market you choose, be sure to nail down your buy box.

Most people that scale also choose one strategy to start with and scale in.

A couple months ago there was a guest on the BP money pod that said something I really liked, "put your risk in your ROTH" and by that he meant that if you're going to invest in something riskier that has the potential to have large returns, put that in your ROTH account because you're only taxed on what goes IN to your ROTH, not what comes out.

Tenants in many markets already believe they pay too much (contrary to recent studies that show rent to property values have never been lower for the large US cities).If my insurance costs are not double my current rates over the next couple years, I will be pleasantly surprised.  

There are a couple of things that I would think about here, the timeframe you want to work with this agent (can be 1 month or 2 months or a longer time), whether you could do it for a specific area/city/town, or you could do it for a couple of properties you see.

Couple is splitting up and one is wanting to stay. 

. 🤔 After having the plumber come back a couple of times to try to remediate, we brought in a different plumber that provided 2 other possible remediation things we could try.

If they can build a larger home and sell it for the same or more rather then building a couple small homes why do it?

I would advise finding an investor friendly realtor when you choose a market.