Everything was progressing smoothly until I met the appraiser to provide access to the property.Right away, I sensed something was off.

This is a physical asset, not paper, and it's providing consistent income.Albeit for your not understanding tax laws and depreciation, I'm wondering why there's a question as to what you should keep.You understand capital gains, but I'm pretty sure you're not familiar with depreciation and loan paydown.

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.  

NC usually provides better cash flow and Phoenix is characterized for stronger appreciation than NC.

With some changes to the management structure and leadership, I believe we can significantly increase the revenue potential while providing a positive impact.

@Jason Dubon I use a percentage of the rental income to prepare for expenses.

This way, your current rental stays a cash-flowing asset while providing leverage to grow your portfolio.

Personally, I advocate for a long-term investment strategy and would recommend investing the funds, provided you are comfortable with the expected return on investment over time.

Happy to provide more info or photos.

There are too many factors to consider to just provide base rates for what you're asking.