@Zachary Harr at the end of the day invest where you are most comfortable and can build the best team in.

Our current rental was purchased for roughly $340k 7 years ago and is worth in the mid $500’s now and is paid off, and our primary was purchased for $430k 4 years ago and valued low to mid $600s and we owe $180k.Option1 we are considering are a fix and flip to provide cash for a down payment for a long term rental to allow the rent to cover the mortgage and at least break even.

@Rich Solano, I wanted to provide one additional route you could look into adding on to what @Jon Taylor mentioned. 

With that being said some other providers out there will not be willing to do what you're doing in vetting your clients.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I think as long as you let them know you are providing services and will get paid for it.

I am full time in real estate & always available to provide value & resources at your request to help each other grow by phone, email, text!

Hopefully your insurance policy also compensates you for loss of use - where it continues to provide you your rental income.  

I have it fully tenanted and have provided the tenants a 12 months notice and plan on checking in with them every 3 months to ensure they're on track.

We'd be happy to provide client references as well.