Well, let anyone who is wondering about hiring a property manager know how a potential property manager thinks.As a former property manager who never let a tenant get behind on rent, I think your model is a disaster as far as a problem-free tenant who actually pays on time.And yes, it's not difficult to find one.Most property managers who do so for a profit for other people actually make more money when there is a problem tenant. 

But mostly when I provide for my wife and kids and give them a better life then I had that makes me happy and also if I strive to be my best I can be a good role mode for my kids.

Also because I can’t stomach losses very well and I entered into panic mode when I saw my 401k drop $30k in a week.

Last bit of info to share; had a call with an agency lender we do business with and VP of lending indicated they are in a "wait and see" mode.

Their business model is selling flipped houses to investors and then managing them.

More curious about what their business model is exactly?

I've done a bit of work on the attached spreadsheet and I'm looking for someone more experienced than me to maybe look it over and tell me if  I missed anything or made some wild assumptions or the model is just plain wrong.  

She also has been trained for cold calling in the wholesale model. I

You deserve a better response than I am able to give when I am in defensive mode.

I know he owns a sfh portfolio that he used the BRRR model. I