As Josh mentioned, it's important to find your right fit, I wouldn't focus solely on price especially if you're looking to be very hands off and you're looking for quality. 

But at the end of the day, the quality of services provided and how well you'll get along with a PMC is what it comes down to IMHO. 

Since moving into another fixer-upper isn’t ideal right now, consider leveraging your $40K for a low-money-down investment, like house hacking a small multifamily or using creative financing (seller financing, subject-to, or partnerships) to avoid tying up all your capital.

Is it high appreciation area with a low rate mortgage?

Saturation is definitely upon us but quality product continues to get booked just like other markets.

Financing and Exit Strategies MatterMany house hackers use FHA or low-down-payment conventional loans.

In my understanding, I thought most high quality syndication opportunities were open to accredited investors only.

Perhaps reach out to local agents who work with a lot of buyers in your market and see if any of them need a place to rent while they house shop (inventory is still low).

Not a full fledged house hack, but enough to take the sting out of the rate we got.Not all of Citrus Heights is the same, but the area near Fair Oaks/Orangevale/Carmichael has a good balance of price and quality.

- The current low rent is probably to offset maintenance issues at the property.- Try to raise the rent and the tenant will give you a list of all the maintenance issues they want you to fix. --- They will offer to fix them in exchange for lower rent, but ask yourself, if the tenant has been living there for 25 years, why isn't everything fixed already?