But every year we are just one big maintenance issue away from a hefty loss.

Of course bad appraisals happen, but they are still running a formula and the poster said he challenged and lost, so the issue is not with the appraisals.

I liked it and agreed to help covering the BRRRR strategy, help people analyze a deal, walk a job, help them deal with construction issues etc. 

Adding keywords related to your investment strategy or market locations can be updated in your settings.

Considering that “track record” is an issue, our first deal will probably be stabilized with day one cash flow.

Still not sure what direction I'll go, but STM is definitely on the table - thanks for the insight.Do you think cash flow opportunity changes if you are able to purchase higher priced properties and get good rates/put decent down payments on, or is it just a Denver/high price city issue.

They are going to be able to navigate unexpected issues and guide you through the project. 

The lender I spoke with in the new area said our DTI is the biggest issue, and that selling one of the properties would solve that problem, but selling one house hack for another of a similar price/cash flow isn't something I want to do.Still fairly new to REI so any and all advise is greatly appreciated.

If your looking to continue build your portfolio with little interaction with tenants and not deal with issues throughout the lease,I would go with a PM.

Ive seen many properties with this issue and never had a problem or could be easily repaired