@Ronald Rohde, sounds like you had a bad experience. 

I feel like it would be great to trust a property management company on all of this, but it would be hard not to step in if you could do a better job at screening bad tenants (eg screening HUGE future problems).I initially managed properties myself, but now I delegate that responsibility to my business partner, personal assistant, or a property manager at my brokerage.Most PMs I know will send you an applicant for final approval and you can get on the phone with them and ask them questions

Quote from @JD Martin: I can't speak to rates - I think eventually they come down out of sheer necessity - but as far as the economy we must be living in an insulated bubble up here in Northeast Tennessee; no one has bothered telling us the economy is bad.

I am really inspired by people who a take something that 95% of other investors would pass on and make it work exclusively for them through sheer will and creativity even with bad market conditions. 

If you can find a precedent, that could bolster your argument significantly.Lean on the Physical Details: Four mailboxes, four sewer lines-those are big indicators that the property has been treated as a four-unit for some time.

But I'm not sure what would bring rents or housing prices down significantly other than the usual - a big bad recession. 

Quote from @Jake Andronico: @Alan AsriantsReally not that bad (in my experience), and most people aren't willing to do it.

Good/bad ?

If you treat your PM like a company that just unclogs a toilet then you're really short changing yourself. 

This won't change the numbers at all, but it will correctly reflect the personal ownership of the RV.Since the RV is in our personal name, and our two LLCs use it for travel, should we treat the RV as a separate rental business (sole proprietor) and rent the RV out to our LLCs when needed for travel?