I doubt inventory will be substantially up until spring and demand isn’t going anywhere, so the big factor is rates.

That is one of the factors driving inflation.

I don’t know how one can be a PM and not focused on asset management AND property management @Nicholas R Paust - with inventory tight it can be hard to gauge rent well at the moment especially when you consider factors like area, amenities, unit condition against comps, etc.

If they are already factoring the expenses in before sending your income over, then it is done and done.In that sense from a tax perspective there is no difference in...Revenue - $2000Expenses - $400Income - $2000 - $400 = $1600OrIncome = $1600They're effectively the same. 

You need a lender that doesn't factor your DTI/ DSCR into the lending equation.

Another thing that could be a factor is homestead exemption / owner occupied tax discounts.

I know I would want to factor this into my cashflow and property analysis.

Then do the same financial analysis on the keep and hold identifying gross rent less ALL expenses including vacancy factor, property management, capital expenses, etc.

The videos you see van sometime be inspiring, but they also fail in regards to teaching newbies how to invest because while there may be a number of important factors that are discussed in videos and books there are thousands of important factors that are purposely ignored.

Sounds like your convenience factor is higher than most, so a decent portfolio sale is probably the way to go.