Since rent range is pulling from property managers the data is cleaner, because so many self managed property investors market their property way too expensive and they will never get that rent, it is just hopes and dreams.

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I own a 30-unit community and found it much easier and more cost effective than the 1-4 family and flips that I was doing before that acquisition. 

When offering incentive such as bonuses you must question the effects of this type of motivation.

Most importantly, how can I set realistic, effective metrics to guide my investment decisions?

It's a big decision to self-manage.

If you self manage I would still keep property management cost in mind if you change directions. 

Why did you decide to self-manage this time instead of giving it to your property manager? 

There is a State of Emergency in effect and anti-price gouging laws apply.

It is simple and effective.