So far last 5 years with PM_1 provided overall decent experience but not like excellent or great especially after mergers with big companies.8.

The next house we bought, we definitely made sure not live off of a busy street lol.My suggestion, talk with a property management company. 

The local who lives there but commutes 30-60 min to another community because they can’t find a job to support their family in their town.That same local knows that a 4plex would be great on that lot that’s been vacant for 20 years and that there are at least 4 families who could benefit greatly from that development.That local knows that Ryan’s plumbing and Katie’s electrical companies that service 75% of the town really needs a new flex space to use as a shop, storage, and parking for their business so that they aren’t working out of their garage and can hire a couple of locals to work with them at the office and in the field.Development is different in our small towns but if locals aren’t the ones doing it, and developers aren’t coming, what happens to our kids futures?

Of course your other debts including student loans go into the mix to come up with your total debt to income but the income needed  is a lot smaller then a lot of borrowers in your situation tend to  think.  

I would eat the costs and fix the yard and either install a sprinkler or pay a PM company to water it.

Quote from @Dawn Harris: We have a STR managed by a property management company.

Are there any good property management companies that are familiar with Section 8? 

I have spent the last few years working in the Pre-Fab ADU space and now working with a company called Live Near Friends and help people buy real estate with the purpose of living closer to the people they care about. 

.✅ Tariffs & “America First” ManufacturingTrump has made it clear—he’s bringing manufacturing back to the U.S.Expect tariffs on China, Mexico, and other foreign producers—forcing companies to reinvest in American infrastructure, factories, and real estate.That means more demand for industrial real estate, warehouses, and logistics hubs right here in the U.S.And guess who’s already looking into those opportunities?

The School of Hard Knocks is the best education, but if your company will pay for it, I would go with an MBA for future (non-RE) career development.