My current scale is self manage and not a management company. 

A Wyoming LLC, and that manages/owns the Texas LLC (Where I will have my properties).

HIWe are negotiating with a new commercial management company and they do things differently that others ive worked with.

I have tried to notify (the management company) of my situation and have not received any help.

What I'm seeing here is a really light rehab ($15K) that generates $60K in equity value, and then breakeven afterwards... with self-management. 

It is low risk because you can use a low money down primary residence loan, you are right there to deal with hiccups as you learn to manage an STR, and if it doesn't work you can just switch it to MTR or LTR pretty easily.

A little bit about myself: Day-time, I do project management for corporate real estate clients, and a registered architect.

Do you have a property manager?

If I can manage to obtain a decent unit for 90k or below I feel like I could make out well. 

The core-4 consists of a realtor, contractor, property manager, and a lender.