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A PM offers so many additional services in addition to things you cannot do yourself - like simply having a 3rd party between you and the tenant.

@Adam Bartomeo thank you for offering your help! 

A “30 minute phone consultation” is heavily advertised with their package offerings, but it was a struggle to get them to agree to a phone call once we were engaged.

Look for a local credit union that can offer a cash-out refinance once the work is done, ideally with minimal seasoning.

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer. 

Variable income is SUPER hard since covid and no real way around that beyond showing an offer letter that states you get a minimum guaranteed hours, and you may need a payroll log to prove you never went below that number. 

LLC offers better legal protection.3) Setting up in states that allow your identity to be hid is also overblown.

Have a scenario to run by everyone:My wife recently received a job offer in which she would make a lot more money, but we would have to relocate.  

I just talked to two banks and they both said that they don't offer them for investment properties.