It's a balance of trusting my PM's and managing my PMs.

yes, but it's much more difficult. you're just not going to cash flow after you refinance - you might even be slightly negative. 

It sounds like you are off to a great start for 2025 and have a good plan.Finding good deals is often the most difficult part of the process. 

Our property manager has said Portsmouth is a difficult area and we are going through a slow time now.

Quote from @Jed Butikofer: Unfortunately, it takes money to make money.With high prices and high mortgage rates, cash flow is difficult to find and we may not see a return to the 2018 market for a while.

The difficult part could be for SOME partnerships.  

I have noticed that it has become a little more difficult to Find FSBO's and such on these popular FREE sites, however,a) Is anyone still using them?

And it would only be an estimate , not a firm price , things go wrong all the time , so giving an exact number would be difficult . 

That alone makes it difficult to get the tenant to put utilities in their name.

And if you base an offer price on that, you'll likely have an extremely difficult time getting any traction.