I own regular apartments as well and I've found that I don't spend any more time managing the rooming house than I do with regular apartments. 

I would keep it if I can afford it, but boils down to what level of stress do oyu want if it does go vacant.

Here are a few high level thoughts for you as a beginner:-Don't lend in second position-Don't do deals with new investors-Don't experiment with new strategies, even with experiences investors- ie, don't jump in to a first development project with someone just because they've flipped 20 houses. 

It's a free country, you can run your business how you see fit:)That doesn't really work for self-managing property owners or what investors want from the PMCs they hire.So, yes we find solid contractors at Home Depots on Saturday mornings.When's the last time you've been at a Home Depot during that time period?

We seem to have a great property manager at this point. 

Would love to connect with any other investors, agents, or property managers in this area.

Management treats line employees quite poorly and lying is just part of the job.

First year was very rough with poor property management and tenants.

Do I lean 100% on the property manager to find renters? 

I currently use Gold Key Property Management in Anderson IN, and have been very happy with there services.