I plan on managing these units myself.

After a year of being a member I'm finally stretching out into BiggerPockets community. Looking forward to where this leads and any connections that may develop.

Should I contact a property manager?

A good option might be a hard money loan for the front end at high leverage (15, 10, or at most 20% down) and then adding value and pulling out equity via a DSCR cash-out refinances qualified with AirDNA projections. 

We use Guesty to manage 40 units and it's the best we've found.

The negative 1K per month includes the property management fee.

Hire a sober house manager who has significant clean time.

Understanding the basics of real estate investment, market analysis, and property management is crucial. 

We've been managing our properties for 2 years now and been doing a lot of the work ourselves to save money, such as yard maintenance, cleaning, unit flips, etc.

That does seem to help but most self-managers just use the 2 OTA without a PMS.