You can use airDNA for market statistics to see what the property would rent for and to to see what a comparable nearby is yielding. 

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

Best pay compared to cost of living.

I can help compare BP features but without knowing too much about Privy's functionality I'm not sure I can give you a great answer, other than of course BP Pro comes with more perks than just deal finding.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.

You have to compare the numbers.  

As a side note the "Median" rents for the whole country are on a HUD website and is updated every year to the new rent levels, so you can see how your rents compare to the HUD Median rents. 

At that point I realized since I have the money and I really take all the risk compared to ANY GC I am just going to control the process all the way through..

Do you have an overall opinion and an opinion compared to Reno/Vegas?