Very interesting...so two thought/question.. so do you establish a management company as an llc, or just a standalone sole proprietorship?

You are dealing with two people who are no longer agreeing with one another.

I am in two markets with multiple properties in each. 

Because in a year or two you can move out and keep the entire thing as rental with great financing. 

Yes we do or own internally as well as Contract out for others. those numbers don't seem to make much sense to me either.

I've looked into it, but some of these properties are junk and these Gurus selling these courses or "you can use my guys" feels kinda scammy to me and probably make more in course fees than actual cash flow from their 100s of doors they supposedly have.

In my experience, two things affect vacancy.

It has been sitting abandoned, and no one has responded to our signs on the doors for 2 weeks.According to Alabama GIS, the 2021 taxes were paid in March 2022.

Keep all your passwords stored in the app, along with keypad door codes, padlock combos, and any other data for the STR. 

If you only have a tiny list, it is definitely recommended that you mail multiple times to the same list.