No don't hire a PM until you can scale - that landlord experience is worth it's weight in goldHappy to connect and talk through more questions any time - my answers are just based on my personal experience so take them with a grain of salt!

The one thing you don't want to have to do is drag someone around with dead weight and them absolutely hate everything about RE, and it sounds like your spouse is at the beginning stages of RE!

I bring this up because if you call an agent and let them know you have a preapproval letter then the conversation seems to carry a little more weight.    

They believe it is natural settling from the weight of the kitchen sitting on the floor. 

I know this is old but wanted to weight in. 

Go put one together.Without one of those no one can tell you what you should do correctly and in any case you have no basis for valuing one persons advice vs someone else.If you did have an IPS, it would most likely indicate that the recent run up in real estate prices means your RE portion of your investment portfolio is over weighted. 

It was difficult to install and has been problematic as it bends with the weight of our two overweight tenants who like to take showers together.

Start a local "lose weight" club for a monthly fee. 

Like your weight is only one metric of fitness. 

To calculate your land value, take into consideration the average price per square foot or acre of the comps and apply that to your land.Steps to apply comps to your property:1) Compile multiple comps: Find a real estate agent to help you put together a list of comparable properties.2) Make adjustments: Analyze each comp carefully to determine whether it has advantages or disadvantages when compared to your property and make adjustments to the value upwards or downwards as necessary.3) Determine the use of weighted average vs average: Depending on how close the comps are to your specific property; you may consider utilizing the weighted average method to place a greater weight on those properties that more closely resemble yours.Using comps to value your land can add a component of complexity and subjectivity.