Are your contracts month to month or annual or every six months?  

If appreciation is only 1% annually and cash flow $300/mo that make a difference?

You must love those~$800 annual fees CA imposes...

I'm considering spending the $200 annual fee to get a pro subscription to Rentometer Pro.  

Are they a lone wolf or do they seem well connected to others?

All you need is for them to file it and you can handle the annual renewals from there.

Bare minimum market rents rise annually by at least the cost of living index.

I don't know how much of your 100k you are carving out for investing, nor do I know what type of earnings you need on an annual basis to live off of, but with that kind of pot, I would think you'd be able to do fairly well in BRRRR or Buy/Hold in Pittsburgh.

Turnover generally happens annually, but is at regular and expected intervals and the properties rent quickly.   

I no longer buy out-of-state without reading a city's Comprehensive Annual Financial Report first. https://www.biggerpockets.com/renewsblog/2015/05/10/invest-out-of-state-how-to-analyze-a-city/