I'm neutral on PM vs self-manage.

I am convinced of on-going rent appreciation, but $800 negative cash flow is likely going to take ~8 years to hit cash neutral and that is only if I am correct about continued rent appreciation.  8 years of negative cash flow is one thing but you also need to take into account the lost opportunities that would produce better ROI for those 8 years.So I would keep it until the STR regulations are enforced, then I would sell it. 

I think if you could find that then it would cash flow too (or at least be cash flow neutral) ...

If your cash flow is neutral, or even negative but partially offsetting some of your living expenses, you're almost certainly doing much better off than renting.

Pick a nice neutral paint and buy it in 5 gallon buckets for all of the rentals to share, etc.Plus, your tenants are going to be buying your house for you, you'll have the tax advantages of depreciation and interest, etc. 

I position my loans to be cash flow neutral.  

“All the Texas markets now are in between neutral and tenant-favorable conditions, where a year and a half ago, all were landlord favorable.”

Just when the expected capex comes up it eats into the gains I had so it's almost like I said a neutral effect in obtaining and maintaining positive cash flow.

About cash neutral if financed (likely slightly negative cash flow).It is a lot of work doing an owner builder ADU addition for something that if financed appears to have negative cash flow initially.  

If the laws are what they are in other states, that means he no longer "represents" either side, but acts as a neutral party - not negotiating for one side over the other.