Model both and see which model performs better.

I will find out this week if there are any further complications beyond the "mixed use" appearance even though there is no longer commercial influence on this property. 

I agree that the sphere of influence created by going through the degree process and meeting all sorts of folks related to it could be huge for opening doors that may or may not be missed without it.

My Airbnb managed by PM is under performing.

I just performed a Google search and there are plenty of wholesalers, which means it's a very viable medium. 

Your contractor should have at minimum a weekly status update mandatory dictated by them. you need to make sure an in depth scope of work and evaluation is performed especially because you have little experience in evaluating these types of projects.

All of them were performing and learned that any debt not 20 years out or so can be a risk..

In my experience, we found 5-8 bedrooms to perform the best. 

While that market may not be performing as well now there are other markets that still will.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.