My Real Estate plan is slow and long, I don't plan to live on the income so it may take me a few years to justify a $2k expense for a conversation or for a CPA to handle my returns.

You'll likely want someone that can handle A to Z with marketing, pricing, cleaning, maintanence, decor, websites, reviews etc.

For last few years I have instead had all my tenants handle snow removal.

I would think you should approach some local banks and see how they will handle your situation.

I understand the hesitancy to lease to students but vacancy is so low, that if you can handle a few headaches, it's worth it. 

We decided to outsource major tasks such as septic installation, plumbing, heating, and carpentry, while handling smaller projects ourselves—a decision that proved beneficial.

Most traditional property managers don’t handle this setup due to challenges like managing tenant disputes, coordinating overlapping move-ins/outs, and the risk of Fair Housing violations when selecting tenants.

They’ll help you identify the right areas, run the numbers, manage renovations, and handle leasing.Focus on neighborhoods with strong rental demand and properties that are undervalued / in need of manageable rehab.

I was the seller doing a 1031x and it lowered the net sale.I didn’t realize the closing statement items were handled a different way and not included on the SchE.

I suspect, as more and more leasing-related disputes are occurring involving credit cards, the companies have already figured out their method of handling these claims.