When that portion was complete, I could then receive draw money which allowed me to pay my utilities, taxes, and mortgages.

If you are a legal property manager in your state the owner should have the unfettered ability to allow you to act as his/her agent to enforce the lease, whatever provisions they may contain plus whatever your state laws allow.

Those failures are  more negligent than a PM allowing a guest who paid with expectation to stay at the house to remain there in the middle of winter when they arrived on a Friday evening as you described.For now you will have to rely upon insurance, I don't believe the PM acted unreasonably given the circumstances.

My question again stems around using seller financing to allow them to receive a consistent monthly pay of X amount and delay/lower their tax bill in the short term instead of going through a lender to borrow 800k+ causing my mortgage to be significant part of our income roughly 40-50% of take home -  which we are approved for LOL.

The previous company wanted to do something similar, but our attorney pointed out that this wasn't allowable under Florida law.  

@Andrew Slezak Opportunity Zone (OZ) investing allows you to defer capital gains taxes (e.g., from crypto) by reinvesting the gains into a Qualified Opportunity Fund (QOF) within 180 days.

Allows rentals to be non-passive.

For someone managing multiple properties or with a busy schedule, automating some parts (like initial messages) can save time while still allowing room for personal touches later.It’s inspiring to see your dedication to responding so quickly, even at 3:30am!

Just be sure to clarify that she isn’t a leaseholder but is authorized to reside in the unit.If you’re concerned about liability or want more peace of mind, you could ask the primary applicant for additional security, such as a higher deposit, depending on what’s allowed under Colorado law. 

On the other hand, I’m hesitant to simply pay down more of a property, as we don’t need the immediate cash flow.Fortunately, both my wife’s job and mine are recession-proof, which allows us to be a bit more aggressive with our investments.I’d really appreciate advice from investors who have experience with frequent moves or military service.