I used PMs who collected 10-15% for their services.

Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool), automated maintenance tracking is key (and having everything in one spot makes a world of difference when it comes time to have a contractor come in and make a repair).

You've collected a nice savings for your self, use that wisely! 

Did nothing to it, collected rent for that entire time and sold it for 40k.

The big issues are:Lender reserves P&I, T&I this is a new requirement from lenders post covidStay on evictions Recent rent collections Your yr1 projections I would not assume any income growth in yr1.

If you aren't collecting rent, then the PM should not be collecting full fees.

Purchase price: $43,500 Cash invested: $20,000 Sale price: $165,000 I rented this house for 9 years and collected over $80,000 in rent.

Purchase price: $43,500 Cash invested: $20,000 Sale price: $165,000 I rented this house for 9 years and collected over $80,000 in rent.

The owner has not collected rent, paid taxes or made mortgage payments in many years on these properties. 

I would send them to collections (all people on the lease - not sure on the process in Texas) and be done with it.