So, in actuality the divide between “good” PMs and “bad” ones is probably no different than any other service provider, be it real estate broker, mortgage originator, etc.The key word I has in my sentence was MAY; as in MAY be hazardous to your financial health.  

Flippers - I'm advising clients to pass on deals where DOM are high across the board.

Transparency is key—being honest will help you avoid unnecessary stress and ensure peace of mind.

Most won't insure pools with diving boards or ones without a VGBA drain.2) Include the cost of a pool company to manage the pool in the rent. 

One key takeaway for future projects is the value of hiring professional painters.

Check AirDNA for demand, pricing, etc.The Dekalb Board of Commissioners has proposed regulations for short-term rentals. https://engagedekalb.dekalbcountyga.gov/airbnb-dekalb-countyShort term rentals require you or your property manager to be hands-on and come with more risk.

Hi Ashley, We have found what works well for us, as well as our clients is to ask them during the on boarding process if they have any preferred contractors.  

Quote from @Tannia Castro: I would say the key would be to narrow in on an area (this could be a city if you are not from that area and investing remotely), or this could be a part of the city (some local streets) if it is in your backyard.

@Michael Fucillo You are not jumping the gun at all.  16 units is still a lot to manage by hand, and getting a system that makes your day to day easier is going to be key to your own sanity. 

The key to investing out of state is finding a good property manager.