Whats making you think rates wont go down after a couple years given the new administration in charge?

I haven't worked with anything but hardwood and tile in recent years but would prefer a cheaper, waterproof option if it looks decent. 

I do have two really good mentors / coaches I work with that would be able to provide more input but they do charge for their time.

My wife and I were in analysis paralysis for sure, but then the academy dropped and we were sure we wanted to get into RE, but didn’t know how and this course was WAY cheaper than comps that ultimately just try and sell you a conference that just tries to sell you… on and on plus like you said, we got most of our money back and got to keep the material. 

As you know, marketing and price are both very important, and vacancy will significantly impact your income, so you are almost always better off charging a lower price and getting it filled with a good tenant.  

A good PM can refer you to top sales agents in the market, they can tell you what type of rentals are in demand, they can tell you which areas are best for investments, and they can cross-check what the sales agent tells you about specific properties.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Will another property come in better and may sell cheaper after you close?

Note it often is not a result of significant NOI change (excluding some markets where a lot of new units have been added). 3 recent studies show it is cheaper to rent than own in virtually all of the largest US markets.  

A genuine question here for you, who are you working with right now and how much are they charging you in fee?

The nicer areas are already charging a premium so be careful.