The deal nearly fell apart and I decided to finish it with a small investment group that we have.

I was going to brrrr it but when rates rose so much I decided to not refi it.

@Kyle CarterWherever you decide to invest make sure the property manager is familiar with section 8 and manages section 8 rentals currently in that area.

That's why my friend—who's a real estate investor—and I decided to develop our own tool.

I'm only guessing but based on what some of the local project managers were saying is that a typical family of four that was paying for a three bedroom cabin decided they could get by with a one or two bedroom with a loft or a pullout sofa so the demand from the larger ones went up. 

The goal is to change careers to something that allows me to decide my hours (in the process of now), become a landlord, and finally spend more time with my kids and family. 

I inherited their services when I purchased a sec8 rental property and initially decided to keep them, assuming it would be the simplest solution.

If you choose an area or decide to work with people who will take up more time due to the low cost of entry, you may end up paying more in the long run. 

At the acquisition price points, and the market value of the units if you do decide to go wit a pm you’ll find yourself not being very profitable as most pm’s will charge $75 per unit min or 8-10% of gross rental income.

I'm a little surprised that @Chase McArthur thinks it's only suitable "to help you decide whether or not to submit your LOI for further diligence".