Hi Ken,After managing hundreds of properties and working with investors (many from out of state) for over 20 years, I’ve seen Tampa, Orlando, Lakeland, and Miami all work—but each has its own flavor.

It taught me high level knowledge of syndication and a lot of the legal aspects, which I found very valuable in order to speak to a higher level of investors, beyond mom & pops.

I couldn't agree more as a professional property manager.

If they hire our management company, Premier Property Management, we have a very traditional fee structure similar to other management companies. 

Before moving out, test different strategies, automate management (smart locks, cameras, cleaning services), and decide whether to self-manage or hire a property manager.

I tracked it and heard from the property manager they may take $1.3mil, but they didn't even flinch at $1.2mil cash, and we got it done. 

Do they use pen and paper to record this information or do they have some sort of software to manage it? 

Quote from @Logan Beckner: Looking for some advice for a current situation for one of our rentals that we self manage.

Property includes: (2 buildings)The large old building with main level office previously a dental office and potential for build out second floor of (1)-1br efficiency apartment, (3)-2br/1bath.

Even competent 3rd party management can only mitigate, not necessarily address many of the issues that arise when owning lower tier properties & population growth alone is not a magic pill.