Boston and the immediate surrounds are still the employment capital of the region and people are enduring longer and longer commutes for the opportunity to work in the colleges, hospitals, pharma companies and financial district of Boston / Cambridge.I wonder if there's a practical limit. 

My goal is long-term appreciation on a property w/sufficient cash flow to make a long-term hold practical.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

I also have experience managing remodels, contractors, subs etc and have even taken some community college trades courses (framing etc) so I have some basic trades knowledge.

My wife and I own a dental practice and purchased our building.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

That is a requirement in Washington and likely in your state also. btw  - as a best practice, I suggest you avoid comparing applicants to each other.

Situations like this are why some landlords have crazy long leases, filled with addendums like "no fish tanks over 100 gallons" and "no indoor archery practice".

These are some of the ways the clients could be affected by property managers who are not prepared: Extended VacanciesInadequate marketing strategies and tenant screening processes can result in prolonged vacancy periods, translating into substantial lost rental income.High tenant turnover due to poor resident relations further exacerbates vacancy losses.Inadequate Maintenance and RepairsNeglecting preventive maintenance and delaying necessary repairs can lead to accelerated property deterioration and higher long-term repair costs.This can also negatively impact tenant satisfaction, contributing to higher turnover rates.Legal and Compliance IssuesLack of knowledge or disregard for landlord-tenant laws and regulations can expose investors to costly legal disputes and penalties.Failure to properly handle security deposits, evictions, or fair housing practices can result in significant financial liabilities.Ineffective Financial ManagementInaccurate budgeting, expense tracking, and financial reporting can lead to uninformed decision-making and missed opportunities for cost savings.Failure to optimize tax strategies and leverage available deductions can further reduce net returns.Diminished Property ValueInadequate maintenance, high vacancy rates, and poor tenant screening can negatively impact a property’s perceived value and appreciation potential.This can significantly affect the long-term return on investment when it comes time to sell the asset.While a 10% management fee may seem reasonable for a well-performing property manager, the cumulative impact of mismanagement can quickly escalate the effective cost to investors, potentially outweighing any perceived savings on the management fee itself.

@Seth Baumgartner this thread on student rentals may be helpful:Nearing 1,000 College Students: Here's What I've Learned