They have stepped in to cover repairs for me, pressured mngt to do the same, introduced me to other PM teams that would perform better, shared multiple resources with me to assist with the sale of the properties and have spent ample time helping me strategize overall about what to do with these properties.

Underwriting will assess the performance and appraisal of the property based on traditional long-term rental comps.

So far the high season is performing much better than the off season, but not as well as 2019, 2021, or 2022.  

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

And a little skepticism that the market would continue to grow at 5% or more on average (it's been ~7% average for the 8 years I've lived here)@Dave Foster I filled out the BP spreadsheet here for the sell or rent decision, and similar to you advice, selling and investing the profits in index funds performs only slightly below being a DIY landlord, making that seem an attractive option. 

They were all non performing - many renovation loans where little reno was done and maturity date already passed - guessing it was inexperienced borrowers learning how to flip and were getting "easy" money. ya they took me out of about 14 of my deals and well being that I was getting paid it was not my place to coach them they made loans far in excess of my positions. 

Quote from @Joshua Wei: Can anyone recommend a company in or around Birmingham, Alabama that performs cost segregation studies for single-family homes?

@George Turner Alpine Building Performance is another great option!

Build to rent (BTR) is being performed by various developers in various markets.  

Great idea shooting for MTRs - we have one in Phoenix and it's performing really well.