this will likely be a good investment long term on IRR basis, but not realizing -5k/mo CF is very alarming.

Their debts would include not just car payments, student loans, and credit card payments but also things like child support paid.

DM me if you would like to have a conversation and I can guide you to people I know in the community that could help.

To transition to multi-family properties, research landlord-friendly states like Texas, Florida, Tennessee, and Indiana with favorable eviction laws, lower taxes, and higher rental demand.

I also like the refund of course. 

It's like the 70% rule, you can use it to narrow down 100 deals to 30 deals to dive deeper, but you need to know estimates per house..

After looking closely at what Hospitable offers versus some of the bigger names like Guesty, it's honestly surprising to see that Hospitable has more features, especially when it comes to automations.

It sounds like you do if you want to self manage.

At those price points I'm assuming this is a more cash flow area like the rust belt, or other mid west geography.

It sounds like you trust your PM and he is doing what he is getting paid for.