The property manager must make a profit, otherwise there is no incentive to provide the service.

You should have given written notice on the first day you became an owner and told them they must be out before February.

Quote from @Dave Wacholtz: Tom, Try PersonalUmbrella.com   We've used them in my agency and the premiums are generally good here in Wisconsin.Good luck,Dave Here's another vote for PersonalUmbrella.com. 

I would say the biggest thing is to find an investor-friendly realtor to connect with and try to help you find off-market deals. 

Don't want to pay tax on selling the rentals I unfortunately don't think they actually want to utilize the 121 to sell their existing primary and then potentially buy another one-it sounds like the goal is to ultimately continue owing that initial home which I think makes this whole plan 5x more likely to be torn apart under audit because they're trying to end up with the same property they started with.  

How would you refinance an investment property in Texas?One of my investment properties in El Paso is a SFH currently renting for $1,100. After my P.M. costs I collect $940 or so/month. The balance on my bridge loan i...

So, I am asking for some advice on how to prepare a pricing and marketing plan to try and rent it as soon after closing as I can.

(If it were mine I would try something like this)Are you seeking an alcohol free environment to live in?

Try interviewing at least three managers.1.

In my post I was just trying to offer another perspective.