Lenders will allow up to 85% financing on investment transaction assuming credit is healthy and reserve requirements are met. 

Looks like you have a good healthy savings rate and make sure you set aside funds for both expected and unexpected expenses if you do house hack.

Having any opinion about a tenant is not healthy and it does not scale.

It doesn't save you money (you are $30k in debt), it disrespects the property your mother gave you, and it's not healthy for a variety of other reasons society will never tell you.

It could be pool/sauna, it could be game room/pickleball, it could be pets and baby friendly.If you are thinking of doing it from afar and have never done it before, you might want to investigate MTR as a healthy bridge opportunity where you can spend less money on furnishings and get longer stay tenants.

But the majority of the time, doing the active diligence can ultimately provide the best experience for any placed tenant which in turn will ultimately help yourself, if a property manager, maintain a healthy relationship with your portfolio of owners going forward for them. 

Congratulations on a healthy portfolio.

I see the same with note investors and people writing books and doing coursesI can name many people who now sell courses in a different strategy (whatever is hot) because they just bounce around promoting a lifestyle “live your life and earn $25k/mo passively with (insert investing type).

Competition creates a healthy financial environment and the US will do what it does well circle back around and create a back door and establish new vendors to buy/sell.

Anyhow, your decision to use a property manager is heavily dependent upon your lifestyle and how much time you have.