Seems like 130 units is a beast to manage, I'd love to hear about your on-site management systems and "experience management" process to stand out amongst the fierce competition in the smokies. 

So owner may be happy with performance.I think your time would be better served trying to find a property to buy instead of looking for a job helping someone manage their property.

And those who purchase the timber rights then come in, at there own expense, with there own equipment, there own operations, harvest, site mill, do whatever reclamation and then leave. 

Here is a link to Prosper since you're familiar with that site that explains what I'm referring to. https://www.prosper.com/plp/di... 

I currently live in Southern Maine and am looking to construct some kind of new project rather getting into rehabbing existing residentialProposed Land Budget 100-200kConstruction Budget: 400kAll in 500-600k.I have found that if I do the site work myself including clearing, septic and digging the foundation is that i can sub contract out either steel or a Lester style building (50x150) for around 300k installed with insulation and power , divided into three 2500 square foot units. 

Spreadsheets/Templates:If you don’t want to start from scratch, sites like BiggerPockets and others have pre-built templates you can use to run your numbers and track your expenses.

You can also look at sites like auction.com, homepath.com and homesteps.com.

Once you are on site you can decide if your $20K should be used as a downpayment on a double to house hack (to stop renting), a single to just stop renting, or a single to lease out.

This is a real estate investment forum, so you won’t find many/any people on this site who deploy that strategy.

If it helps, I've inserted a link to Cape Coral's permitting site below where you can check the status of work progress and inspections.