For us (in Las Vegas), it is common to have $200 to $300 in unplanned expenses on a ~$20,000 job.It will take longer than expected.CRITICAL - Unless you have a local person with construction experience to walk the property at least every other day, the job will take longer, cost more, and have poorer quality.If you have questions, please post them, and I will try to answer them.

I know of several excellent property managers in the North Alabama area that would service the Harvest area, including several that I've never worked with personally, but have a good rep in the area. 

Bonus points if you have worked with them and have personal experience.The property is in South Carolina, if that matters. 

I really appreciate any advice or personal stories you can share.

Whether or not you subtract reserves for maintenance, vacancy, management, etc. from the annual rent or use the gross amount is a personal decision and I've seen people do it both ways.

i have seen many do very well getting on a team.Myself personally I would concentrate on listings 1000%  Buyers only if well knownand wont waste your time. 

There's is nothing you can to to force this person to change how they do business.So, start looking for a new PMC and do a better job screening them:)

We have $20K for immediate reno, and would continue in our unit over time.Parking: 2+ car garage (ideally 1 spot per unit)Personal taste: We gravitate to historical details (wood floor, built-ins, and curb appeal) and don't like flipped vibe, with LVP and grey paint.

@Josef Bryan Gerster I can only speak from personal experience, but the 2nd largest lead source we see through our 8,000+ client websites are land sellers looking to sell. 

If you can get to $3,000 GI, your expense ratio can rise to about 22% before you go negative in cash flow.Provided your taxes and insurance are at or below 1.4% ($5,200), you self-manage, and you achieve the $3,000 GI, you can break even each month or better if your CapEx is below $130/month.I always advise my clients to pencil the exit strategy of any investment even if its their personal residence.