It may make sense to you to look at using another PM company if you find she's not doing a good enough job for you.2) The price of rent - if you're having lots of actual viewings (ppl will always flake so I don't worry about that as much as people who actually come view and want to rent) and nobody wants to rent it, your place is probably not as nice as they thought. 

But that apparently wasn't good enough for my FRIEND.

Any deal that (not said literally ) requires you to go to church every Sunday and pray for a good outcome is a deal that's not good enough. 

Are the appliances good enough?

The work was good enough but you definitely get what you pay for.

For $125k - $150K you can buy two properties with $300/month positive cash flow each, making $600/month on the same money, have them managed as LTR and no hope required about market movements.If we are all here on BP are correct and interest rates will come down in the next 18-24 months, you could refi those two properties and increase cash flow even further.I even have a way to get you up to three properties for the down payment you are willing to make if you are willing to reduce cash flow a little (still remaining positive)In my opinion the ratio of rent to purchase price is not good enough in Austin to make it work, even as MTR and with 95% occupancy

At the end of the day I felt the return was not good enough. 

To me, this is good enough for quality of work.You need to negotiate hard with contractors on labor cost. 

If you don’t feel comfortable managing yourself, find s good enough deal that you can hire management.

I ship worldwide and report a good enough income on taxes to back investing.