Bigger Pockets Property Insights tool has been useful, even if it's not perfect, it does list known ads, and it indicates the confidence level that it has in its valuation.  

I might be willing to live in a living room behind a curtain to make the numbers work but that's about the level of my "discomfort pendulum" at the moment. 

But this is another level altogether.

So i'd prefer to property manage myself to reduce expenses and handle repairs at the lowest level because im extremely handy.Any input is greatly appreciated.

The fact that he did your taxes(means he knows your income level, what changed between 2020 and 2019), he would likely best suited to answer your question.There are hundred's of reasons that can cause an increase in taxes, especially if your income is above $150,000.1.

There is nothing wrong with either approach (full rehab vs targeted based on immediate need), but it is important to know which level of rehab has been done on a unit you are considering purchasing. 

In the March report, sales stood at the highest level since 2006.

@Christopher Lee to my knowledge this is not a common thing, it may be that being based somewhere else allows larger cases to be handled in courts in states more favorable to landlords, but most cases (if you have any) will not rise to that level and likely not be worth the additional fees of setting up and maintaining the structure. 

@Danielle Bennett It'll vary based on your experience level and how badly you want a deal. 

Do one thing and do it well, there is too much involved for you to do both at the level you would need to gain and retain clients.