If you have a nice house and you are in a busy real estate market you can let a relative or friend list your house without loosing too much, if they are good workers.

Then go ahead and handle the listing and transaction yourself. 

However, I added value in other ways by managing the rental myself, from listing on sites, managing tenants, mowing the lawn, and cleaning the house in between guests.

This is taking into account all fees (listing, leasing, etc).

They just give you a list of properties to buy. 

I own a commercial land lot in Birmingham AL and I signed it over to a broker so he can list it and sell it.

Consider those other 3 benefits that Rick listed above and also consider: 1) Paying less than you would renting2) Hands on investing education3) Preparation for your second property, and your third property etc. 

I can give you a list of zoning designations that allow multifamily in both Escambia county and in Pensacola city limits(they are different), if you are interested just shoot me a message. 

But in a big $ item, like a FULL tile roof replacement, get 2-3 quotes. 

I would list out all damages (the full 3x amount you're claiming).