We plan on using DSCR loan (yes high rates but our complicated taxes makes non conventitional as our only choice at the moment) so PM fees will def kill anything. 

That's what I'm trying to do at the moment because I am relatively new in this field.

At the moment.

The Panama City market has been sliding forever thus why I never recommend buying much in the city except if you want to move here (still...renting makes more sense at the moment)Investing in the city really only comes down to doing a STR business based either on leverage or co-hosting models as rents are extremely low and there is SO MANY apartments and houses that are empty, doing nothing for 2 or more years.

Investment Info:

Large multi-family (5+ units) buy & hold investment in Clarksville.

Purchase price: $330,000

Cash invested: $1

Sale price: $820,000

This was a zero down deal. I did pledge a...

I have a "Cabin" just an hour outside of Houston, beautiful property, secluded on 14 wooded acres.

One other thing I didn't mention is that our timeline for moving is extremely flexible and we would not make our plans until after we have found a suitable tenant (even if that means staying with a friend or renting something short term locally), so at the moment I am a bit inclined to want to try things ourselves using some of the recommendations from @Nathan Gesner, @Chris Berry and others.I also did a a rough analysis based on the two local PMs I have researched and the potential cost savings would be over $6,000 a year.

It's hot heck at the moment around 100 degrees, but I'm hoping it'll be worth the investment come winter time.

Some developers use whoever is the contractor at the moment to put it on to save a few bucks.

Here’s a bit about my current situation and goals:Current Rentals:Number of Properties: 1Type of Property: Single-family home (we lived in it and turned it into a rental when we moved out)Location: Corpus Christi, TXInvestment Goals:Short-term Goal: Acquire more properties and build an equity-heavy portfolio to have leverage if needed.Long-term Goal: Build a portfolio that provides enough cash flow to cover all living expenses.Focus: Expand my portfolio, preferably to at least 10 properties in the next 10 years.Financials:Current Monthly Cash Flow: Close to breakeven (potentially negative by $20, factoring in reserves).Future Investment Budget: No savings at the moment.