If I'm staying one night somewhere, a quick business trip or something into Denver to show clients homes, a hotel is my choice.

I'm guessing you got the same letter I received from REVA, although mine was in reference to a different DST - Reva One. 

Cities like Memphis and Columbus often have more affordable properties and good cash flow opportunities, making them popular choices for investors.

I am not referring to PR specifically.  

If you’re referring to the “newbies” with $10k to their name that watch a video by Pace and get excited and pay for joining, go out with their last $5k and do a sub to with a “desperate” homeowner without revealing all the possible consequences (because they are unaware of the consequences through lack of experience and lack of knowledge and or choose not to inform the seller) then I agree, it’s probably going to turn out badly for all concerned.If on the other hand you’re referring to a seasoned investor with excellent credit, significant cash reserves, who wants to add a property to their portfolio without going through loan qualifying, and can pay enough to give the seller “walking away” money because of the low existing interest rates and or, and is dealing with a informed seller, then I find nothing wrong or negative about the transaction.  

The water heater and furnaces are all in the basement so it looks like I don't have much choice.

Beautiful renovation and design choices!

Yes they can use a realtor of their choice.

I’ve edited this version to comply with the rules and removed any references that could be perceived as self-promotion.

A PMC is the ONLY one that will deal daily with your property.Here's some copy & paste advice on hwo to screen PMCs:Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.