The cash flow I predicted is much lower than what the property managers annual report reflects.

Nashville is definitely a hot market and turnkey can be viable, but expect much lower returns with using a turnkey company. 

Prefer lower fees and few hurdles.  

What is your opinion on that and what lower amount of return do you think would be an acceptable amount as a tradeoff for this gained experience?

The Las Vegas housing market has been extremely hot recently but prices are still noticeably lower than the 2006-2007 highs.I would greatly appreciate any thoughts.Here are some options for you quick readers who don't have time to write a full explanation for your decision making.A) Hold forever    B) Sell Now  C)  Hold and monitor market closely  D) Sell before the 2.5 years to avoid capital gains taxThanksBrett

One can is typically enough for a couple treatments for a small nest.Even if you decide to pay for it, do not lower the rent.

I PCS in DEC timeframe.  

There may be cases where you can request a new appraisal that would support a lower value, but be prepared for that obstacle. 

Another indicator is shifts in list price - I've seen many sellers put an aggressive / 'greedy' list price out there, only to realize market demand isn't quite what it used to be and lower the list price by 5-10% (just helped my buyer put an offer in on a place that went from $450K -> $400K).

Depending on your market, you might not get the offer accepted or countered if you are offering a lot lower than list.