I recognize that my net worth is small compared to some of the people I associate with.

Traditional lending doesn't lend on C5. 

You'll have a slight disadvantage compared to the local population, but nothing that should crush you.

For example, avoid wasting time comparing new construction with sun-soaked windows to basement units with stained drop ceilings.

We own 10 homes, but all the rest are traditional leases and are also close to our primary home in the Lake Norman area (all w/in 30m).

I’d recommend using Excel or a tool like Trello or Notion to track what you need, compare deals, and stay on budget.

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.

We don’t know any PMCs to recommend in the Cape Coral/fort Meyers area, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

That's why appraisers do the comparative approach and then secondarily the cost approach.So far, 100% of the time you don't get dollar for dollar back from what I've seen.

Appraisals are now being compared to multi-family.