Long story short, they came back and disputed and made their own calculations, ultimately showing we owe them some of the deposit back.  

When you try to squeeze the rehab down in order to hit your goals, there will be someone who gets the short end of the stick. 

Building materials will be going up in price due to the storm , some materials will be in short supply , not available or on back order .

You would need a short sale to get this home anywhere near market value.

As it turns out, the deal went upside down shortly after posting.

I can't focus on finding and acquiring new properties if I am chasing tenants for rent and unclogging toilets.I think the only reason NOT to have a property manager is if you are househacking and living in the property, or live within a short drive of all your properties and enjoy doing maintenance and chasing rent checks.

Some ideas - vacation (short term) rentals .

Since I work downtown I want to keep the commute as short as possible as I was commuting 3 hours a day for 2 and half years at my previous employer.I don't have much capital so i'm hard pressed to pay cash.

Line up a tenant to rent your current house now on a short(er) term basis, like 4-6 months, and if you can get 125% of your PITI payment.

I have a short list, but each one of them excels at their own respective niche(s).