As I mentioned previously to Hattie, I want to see what is realistic given my circumstances and what things to focus on at this point in my journey.  

We don’t know any PMCs to recommend in the area mentioned, 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.

Everyone has mentioned the enemy method and it is great.

As mentioned you can do a lot with outdoor space without breaking the bank.

@Don McAlpine you had mentioned both the https://www.taxsaleacademy.com/ and the https://taxlienacademy.com/.   

One thing I didn't mention earlier, but came up again is the impact of CapEx savings.

As mentioned can you imagine a complete shower rebuild having no affect.

Disclaimer: I can only skim the surface of various highly complex rules I mention below.

As others have mentioned, theming is very important.

This could also be a good opportunity for that 1031 exchange mentioned in your original post (since it doesn't sound like the timing may be 100% for the primary residence exclusion), but only if you want to acquire a similar rental/investment property.