There are numerous part time agents in this area doing in excess of $3 million annual volume.I know this comes down to my own goals and risk tolerance, but do any of you have an opinion or advice when deciding who to go with?

So my buy and hold portfolio does spill off a fair amount of excess cash reserves .

My property manager recommended 4x mowing in the summer (not sure if that's excessive) which comes out to $120/mo

And also what % you guys feel is tipping into excess where it will possibly inhibit other long-term investing goals of buying other properties, etc.  

In the meantime, it’s 8% preferred return (cumulative) and 75/25 split (75 to investors) on any excess rental income.

You are likely to end up with a bit of turmoil with that cheap of a property (probably not in great shape and/or in a bad neighborhood) and lower-quality tenants (evictions, excess repairs, etc.).

I'd love to get an audit of the actual charges for the last 3+ years and see if there was any excessive overcharges or such.

Each month the 2 of us have at least 1,500-2,500 excess cash.

Neither will the other title company in town.Here is the timeline on this parcel. 2013 - Collector's Deed issued to the city due to a lien placed on it for the expense of demolition of condemned house2016 - Declared excess property by city2017 - Sold at auction to an acquaintance of ours who intended to build on it9/2018 - Owner changes his mind about building and agrees to sell it to us for $5,000Now, $5,000 is no big risk to worry about someone clouding the title by claiming that proper procedures weren't followed and trying to redeem it, BUT we plan to put about $120,000 into building a duplex on it. 

I'd like to place extra emphasis on the 45 day time limit - which will be the biggest factor influencing your decision.If you have 285k of equity to play with, you're looking at either buying 1 larger multi-family property or several smaller properties, likely amounting to close to or in excess of $1M worth of property.