Quit comparing yourself. 

We bought it as a short sale.

This was our first primary residence How did you find this deal and how did you negotiate it?

776 acres on the TN River - PERIOD How did you find this deal and how did you negotiate it?

Hey, you're so certain of your innate genius, that your better than research, know better than what the market itself is saying, please SERIOUSLY go do it. 

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.

Quote from @Antonio Harmon: Hi everyone,I hope you're all doing well!

There’s a silver lining, though—if the cost of the improvement is under $2,500, you might be able to expense it under the IRS’s safe harbor rule.

I'm a neophyte when it comes to investing in rental properties. 

do you need help obtaining the data you are talking about?