Then, stabilize that operation so that it continues to grow without requiring much of your time/energy.

Think about your goals but also your time and energy budget when choosing an asset or location. 

Direct Energy suggests 78F (25C) for indoor summer thermostat settings, Carrier suggests 72F (22C). 

I totally understand it’s cheaper to list it yourself, but if you have a full time job already, this can be very time and energy consuming.

In theory, it should be possible suck up water with a wet vac and then dry quickly with booster fans and a commercial dehumidifier (we keep a set of equipment around for that purpose) before the carpet develops an odor.

I wouldn't put so much work into convincing them their bid is too high, put that energy into finding a better management firm.   

how about locations near energy corridor and woodlands?

If not, you are wasting a ton of time and energy driving back and forth. 

If you do, AND you are paying utilities, make sure those are energy-efficient appliances.

I am very aware that managing a property is a lot of work and has its ups and downs, but I am ready to learn and have the energy.