@Alan Asriants and I left out expenses like 10% for repairs at 5% for vacancies because I am so skilled at this I have never had a place vacate for less than one week because I keep them ship shape so it moves out.

I know of only two property managers with the skill in Las Vegas.

Higher maintenance and repair costs (even low to no skill workers demand 35-40% higher labor)This has led us to diversify our strategy and convert some of our units into MTR's instead of LTRs to increase margin.

I advise to leverage your current skills to work in other trades and get into real estate investing once you're ready.

I agree with a lot of the points that you made and while I know it's late to the party as many have already leveraged the COVID boom into managing others, I feel like a lot of folks will be changing managers this year due to poor performance from under-skilled or stagnant managers who set it and forgot it.I think two tiers of services to offer flexibility to the owner is a good idea and makes sense.A few more questions for discussion...What do you, or anyone else reading on the thread, do when a potential client has a property that needs decor work before listing?

Are you going to get returns which are significantly better than that and do you have a strategy and skill set for achieving it?  

Something like co-hosting STRs, real estate photography or video (including drone), something in the trades if you have those skills, part time agent, etc.

I'm definitely interested in properties with good bones that just need some cosmetic updates, so your tip on finding a skilled investor-friendly agent is spot on.Thanks again for your support!

By starting small, you can educate yourself and develop effective management skills.

You will be way ahead of the curve.Your video production skills will be your biggest asset to trade for experience and you need to keep this in mind.