I mainly manage but I haven’t done STR arbitrage yet and I’m wondering if it’s really worth it. 

Tampa Can Be a Good Option,it has great rental opportunities in neighborhoods like South Tampa, Tampa Heights, Seminole Heights, Carrollwood, and Brandon.Before buying, analyze costs like purchase price, rental income, management fees, repairs, and vacancy rates to ensure a good investment.Other Florida markets like Orlando or Jacksonville might offer similar benefits depending on your investment goals.

It is being managed by a PM who is not very good.

I get the same problem using 3 different pc's.I use the samepassword manager app for thelast 15 yrs, so I know I am not entering in the wrong username or password.Sometimes it allows me to log in and sometimes it says incorrect username orpassword.

I know some professional property managers that use Rhino and they say it works great.

Do asset managers advertise some of these to anyone?

I am ok with having a property manager at this time, especially for anything out of state or drive distance.

Once the pressure is gone and the knowledge comes around, we wouldn't mind taking on a bigger complex, or possibly owning our own property management company. 

We've taken over management of too many properties where the agent did NOT obtain leases, ledgers, tenant contact info, etc. for their investor client - forcing us to try to chase these items down, which we're not always successful at.

Use a 203K or homestyle loan to finance your renovation and leverage the project management.