I'm doing a cash out refi and my lender said I could lock in the interest rate now or wait until day before closing which will be about month if things go smoothly. 

We achieved our goals in the closing but the journey was not smooth.

What I crave is a level of consistency to get some nice smooth momentum as opposed to having 4 projects going on at once and then a few months later only working on 1. 

Being an agent who does both I know the right and wrong way to go about the process and make the transaction go as smoothly as possible. 

Demand is extraordinarily high, and finally the relatively inexpensive homes here allow an investor to scale and smooth the monthly cash flow line by doing so.  

Used Susan on my BRRRR deal but on this one my partner wanted to use Jeff Basler - was a smooth process. 

This my general feeling....When you structure things correctly and things are going smoothly, paying  a PM 8-10% per month for essentially taking the rent payment, PLUS one month rent at turnovers is a HUGE waste of $$.When the sh*t hits the fan and things go badly or need a lot of attention, then a PM is worth their weight in gold IF you as a LL can't deal with it......I've only been doing this for 6 years now and only have 3 units and I have self managed them EASILY over that time frame..... nothing has come up that I cant easily handle myself with very little time involved.

For my deal flow the agents that are real I break the most bread with and deals go smooth because they are on it.

Thanks @Brian Gerlach Thats my hope that once we have this turn key place under our belt and "fingers crossed" it goes smooth maybe she wont be as afraid.  

That ensures that things go smoothly.