Do you live locally?

But at turnover you needed better paint and change out window coverings almost always.. change carpet every other tenant.. glad i had concrete floors in the main living areas..

I am currently living in the master bedroom, and renting out the other 3 bedrooms.

When you say a live revenue manager, what do you mean by that? 

Everyone associated with living there and/or paying for the unit goes on the lease.

Operating is where you collect the rents and pay expenses.

I tend to agree that selling seems like a good option, especially since your rental income will not give you a good yield on current property valuation.Did you live in the rental as primary before?

If you live in Vegas and can self-manage the property, I'd likely recommend sticking to the market you know and have succeeded in.

I live and invest in Dover.

The calculator estimates that operating expenses are equal to 50% of the monthly income.  50% is a rough guide.