The #1 FUNDAMENTAL FLAW I see self-managing landlords and way-WAY too many PM's do is NEGLECT the entirety of the BUSINESS of things. 

As I have posted many times " what value do you bring, why should we do business with you" I hope you understand I am not attacking you,, Show value.

Tenant moves out, you spend $600 on cleaning and repairs, you file a claim, and Obligo pays you $600 in three business days.Here's the real good news: Obligo pays you every time.

Returns can be good if you treat it like a business and operate in the top 10% of owners with regards to pricing, theming of the home, the community you are in, responsiveness, cleanliness etc. 

The market is booming in both the business and real estate sectors.

I mean, you can't be, or you wouldn't have a business.

The median household income in that zip code is $60KThat house will never rent for more than 3K on a good day.Sometimes its better to look away from estimators and look at what is actually happening.Sorry to burst your bubble, could still be a good deal.

We revamped all the sign requirements for the entire business district and surrounding industrial areas. 

According to my notes, we had a property under contract in December of 2018 and once the inspections were completed, you chose to back out because there was too many repairs and the numbers didn’t work for you and your business model.

I wouldn't even consider this scenario if you have no business managing a flip, and you have never done renovation projects, as that is an arena where you need to have built experience and connections to just be OK.Let's consider that you decide to save just enough ($75k) and grab a $300k single-family rental with 20% cash down (plus closing costs) and you just rent it out (not owner-occupied) and you have limited reserves.