They have no concept of how to manage time... 

These are very reliable buyers and they are experienced in renting and self-managing other properties, so it is all going very smoothly.  

I have been a self-managing host for 10 years and ditched my HWs a long long time ago (still have one on my personal home). 

Since you'd be looking to hold this property long term, look at what the property's cash flow and appreciation would potentially be 5-10 years down the road to help inform your decision.All that being said, if you feel confident that you can cover the maintenance, capex, vacancy loss, turn expenses, and leasing costs for a few years while you wait for the cash flow to improve, and you have enough risk tolerance to handle a potentially difficult tenant in the first few months which could lead to zero rent coming in during that transition to getting a new tenant in place, then it sounds like a solid deal to get into with $0 down.Lastly, I'll also caveat all of my statements above by mentioning that this all requires you to self-manage the property. 

To calculate net operating income, deduct projected operating expenses from estimated rental income, including property taxes, insurance, maintenance, property management fees (if applicable), and any vacancy allowance.Second, think about working with Buddy to get better terms.

You seem to have addressed the marketing problem with your property manager, but how are they responding to prospective tenants? 

Now if you have a general person who stops in to do other small tasks or do more property management style tasks (walking through the house to inspect for damages, drop anything off guests may need, change water/HVAC filters etc.)

Deal #1 Purchased in 2022: Single Family home in Gary Indiana 46408Purchase Price: 80kCurrent Rent: 1000Property Management (Vilgar Property): 10% monthly rentTaxes:         1940 /yr | 162 /monthInsurance:    840 /yr | 70 /monthCap Ex: 30% rough projectionsSection 8 long term tenants not many issues.

Any recommendations for Airbnb management company in Louisville KY?

After 4 years we have made ZERO percent ROI, this has been a half-time extremely stressful job for us, even with a property manager, with constant repairs and bad tenants.