If someone comes by after that and books a 2star property expecting 5star service, that's their fault.

I do like the idea of using the seller concessions to buy down the rate though since you have a 3 year PPP you probably aren't going to refi within 3 years, so you will hit the break even and this will give you a hedge against the risk of rates not declining (they are expected to decline, but this seems like a "free" hedge).

Am I expecting too much to go lower than $250/sq ft?

Here are a few common mistakes startups make when purchasing an investment property:They calculate expected annual gross income based on 100% occupancy rates.Poor property management results in tenant turnover.High vacancy rates cause lost rent.The local rental sector is experiencing a downturn.High maintenance or repair costs eat into profits.Getting rental rate wrong—either not charging enough or charging too much.Before selling your rental property, it’s crucial to determine the reasons for lost rental income.

Under SB 567, the notice to terminate tenancy must include a description of the work to be completed, copies of required permits, the date the owner expects to complete the work or demolish the building, and notification that if the substantial remodel or demolition is not commenced or completed, the tenant must be offered the opportunity to re-rent the unit at the same rent and lease terms as when the tenant left.

Our VAs expect birthdays off and local holidays which we're happy to give them plus they get vacation days as well.

I think you could reasonably expect 60% occupied if you price it right, maybe higher. 

Expect a low response rate like any sales strategy.3.

Imagine acquiring 10 of those over 5 years.Atlanta is a higher end market, so expect deals out there to require every bit of 60k - 80k in liquidity between downpayment, holding costs, and closing costs. 

@Vishal ChandanRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.