It is probably OK cash flow that may out perform because it is self managed and the owner is local which may allow him to do better than the 50% rule.  

Additionaly after 3 years some investors start wanting their money back regardless of the hold period and performance of the deal.

Has anyone successfully hired someone to perform some of these routine duties?

You are right - nothing is completely passive and you are smart to perform your own due diligence.  

In the summer str season a for bedroom house performs about 80% better than a 2 bedroom house.

I'm just wondering if anyone has a spreadsheet or an app that helps you track your analyzed deals from best performance to worst.

They get cash flow every month from a performing asset.

The house I purchased just needed cosmetic upgrades throughout, and I performed those while living in it, with the exception of  the kitchen. 

They do what their bosses tell them to do and those guys are more concerned with the performance of the entire portfolio and do what their bosses tell them to do.When it comes down to it, you won't know why a bank sets their minimum bid and reserve bids where they do.

I have the tenants sign this as as addendum to their lease during onboarding.Tenant(s) hereby agree(s) when vacating the premises to perform as follows:All-Purpose Cleaning Walls/Ceilings: All walls and ceilings, including baseboards and mouldings will be free of cobwebs and dust.