Comps look good in the area for 3 bed 2 bath single family.Call up the appraiser that did recent appraisal, give them a list of the work to be performed, and pay them to give you a “subject to” appraisal.

How has the first one been performing for you? 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

It gives you a great low down payment option but it does rely on your personal income and debts.DSCR works better if you don't want to use your personal income and debts, but instead go off the performance of the property to pay for itself.

Performed a majority of the work myself.

To leverage this strategy, a 3rd party cost segregation special must be contracted to perform the full analysis of the property, but you can clearly see how this would be advantageous to your tax strategies.What is Accelerated Depreciation – 100% Bonus Depreciation?

They've all performed well and have been fairly painless.

And one more thing.  80% of property managers do not perform adequately.  

Quote from @Palmer Thomas: Or it could perform worse.

This means that you would need to qualify for the loan, have a contractor to perform the work, and refinance your current loan on the property (assuming you have a current loan?).