I am the new manager and the previous manager has allowed her to do this for I believe close to 20 years.I asked her to remove her bike and that the laundry room is not to be used for storage and gave her some reasons. 

See below for the numbers:Home Market Value: ~525kLoan Balance: ~476kEquity: ~50kMortgage Payment: $2570Rent Price: $2650Property Manager: 10% (potentially 7% w/military discount from a referral I got)Cashflow: $-185/month, $-2,220/yr1st year Equity Payoff from tenant: $11,561It's a 4 bed, 3.5 bath home built in 2011 that only requires some new paint to be rent ready.

I have found it very difficult to find an effective property manager to manage section 8 tenants.

I have two projects going on that I would like to refinance into DSCR loans, but not sure who to use yet.

Any advice from self-managing investors who handle small multi-family will be appreciated!

Then if you are going to rehab, probably need to be back to manage that in some way. 

You can also hold money for maintenance, capex, taxes, insurance, or other projected expenses.

The new project is a knockdown and new construction build.

Maybe you could contact a local STR management company and work for them for free to get some idea of what is to manage a STR.

No doubt, he can help you run the right comps and make sure this project is feasible.