(this is why you should always talk to a tax pro before major decisions). 

I have a spreadsheet outlining the major differences between the pms based on their property management agreements as well as out of state owner investor feedback for each. message me if you're interested in seeing it!

Right now the owner pays the majority of the tenants' utilities (gas & electric/water & sewer).  

Other people that say they don't buy on speculation, the majority aren't from Utah, don't understand the rental crisis here, and don't know that Utah has been in the top 5 for same year sales growth (double digit) for the past five years.

Asset protection becomes a major concern if you own a bunch of free and clear properties here.You sound like you've recently dealt with some estate matters, but the question of your heirs and their ownership interest in any of your assets come to mind as a concern. 

We have made some major improvements to the unit we live in and plan to move out in a year or 2 and BRRRR it.

No major cities close to you.   

Financial troubles are a major cause of divorce. 

I'd certainly have major regrets if I failed to capitalize on a large investment versus a small one for my first deal.

Thrya,Congrats, let me know if you need any assistance for the accounting aspect.First, put each property in its own LLC and open a bank account for each LLC.You do not need to create an LLC for Property Management, you can, but it's not necessary.You need to make sure you have the proper Chart of Accounts such as Assets, Liability, CapEx, OpEx, G&A Exp, and Equity.Chances are you will be putting the majority of the expenses under CapEx since you're renovating, once it becomes rental, the expenses will be OpEx.