This is our boilerplate language:Insurance: Tenant should obtain a renters’ policy of insurance on their personal property.

I personally know of top 1% Airbnb homeowners that are flushed.

But I don't know your personal situation and all the financial details. 

It's not a personal sale between you and your son, but rather a sale from one LLC to another.

Every company has atleast 1 person who leaves a negative review but what you fail to realize is that this is real estate.

I would network in person or in FB groups. 2-3 months to close is crazy.

I would start close to where you live personally. 

I have a salt water hot tub at my personal home.

The other PM can be a fix-mindset type of person where they are not willing to share anything unless you have a property and are willing to sign a PM agreement in the same conversation. 

I think this is a calculation a lot of homeowners are making right now--especially if they have a low interest mortgage, equity, and their house will cashflow as a rental.The choice is a personal one of course, but I think your future self will thank you if you pull out some equity from your existing home with a HELOC for the downpayment on the next house and a cushion renting your current home, use a property manager as you have other things to do, and buy the next house and do the same thing again.