To me, these kinds of things might annoy me but only VERY VERY temporarily perhaps for minutes at a time when things occur.

Are they way under market, or is it manageable for now?

Like @John Underwood, I always just go look at the competition.

Sounds like strategy call would make most sense to see what your goals are with REI and being an agent to determine if the organization I represent aligns with the direction you are looking to go. 

I’m specifically looking at a community in 27703—curious about the rent-to-price ratio and overall investment potential.I’m also open to other areas.

I have a single family deal lined up now that I’d advise any investors new or seasoned to check out.

Hi Shelly, I'm here in the Metro Atlanta area working as a agent/investor and I'm familiar all those counties.

Look at the PM contract and verify the 8% is all inclusive and that there are not additional charges for placing a tenant, resigning a tenant, inspections, and dealing with vendors/contractors.  

Those failures are  more negligent than a PM allowing a guest who paid with expectation to stay at the house to remain there in the middle of winter when they arrived on a Friday evening as you described.For now you will have to rely upon insurance, I don't believe the PM acted unreasonably given the circumstances.

Do you already own any properties, or are you just getting started and looking to purchase your first one?