Meanwhile, I have 10 units management experience. 

You know just as well as I do that the entry level SFH turn key model is nothing but a money grab for the turn key providers and PM's who ultimately manage the properties for them.

If you live in CA, NY, Boston etc - the financial difference is big enough.Investing in your home town is always best, you have the home-field advantage and you can buy, rehab and manage a lot more efficiently.

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Not a rookie - While I have never purchased a home without an agent, I have purchased two homes in the last fifteen years in Denver and, at some point, managed both with some form of rental income, plus helping my mom manage the independent basement apartment in her home.

They offer weekly training sessions on everything from investing and construction to vendor management, cash management, market analysis, and home underwriting.

Would you be able to share what the general property management fees are on a AirBNB?

I'm going to try leasing the place out myself again, but if I'm struggling, I will hire property manager. 

@Bri Hall I am A managing partner at a company that facilitates full-scale flipping, lending, development and portfolio acquisition amongst other things.

It’s when I realized that I need to get the lion’s share of my efforts, not pass them on to managers upon managers above me.