Today (6 months later) I received my first check from my property manager. I

If I were you, I would definitely build on what you have as an agent, vs. starting from scratch as a property manager.    I

If that doesn't work I might have to pick up a new job, like, a rental property manager. I

The underlying theme was purchase a property being mismanaged, in need of repairs (chiefly cosmetic), fix the deficiencies (managerial and physical), raise the rents, and monetize your profit by trading up to larger property where you can do the same.  

as a property manager i know it can be hard to keep all the owners up to date and often it is time consuming and creates negative feelings when I need to call and let them know there is no news to report.

Even with the 10% kicker the appraisal value is significantly less then I could sell the property for (our typical buyer is an investor that would base much of their purchase price off of rental income), but given appraisal value comes from comps of which there aren't many, and given rental income is correlated with property attributes that appraisal value often doesn't line up with, so is life.

., but that may just be attributable to the markets where I've done most of my business (I suspect some areas probably see more traffic for this sort of thing than others, and most of my work hasn't been in the "hot bed" of the SW US).Honestly though, even with the slightly increased interest in vacant land over the past few years, it's still a massive market with a relatively small number of investors who are actively pursuing deals.

Operations Manager is not going to be on legal documents, she is a contracted worker. 

That single difference is attributed by my banker from the 7-year performance history of my portfolio with equity and reserves in the 1 LLC, those numbers would be diluted if I had new LLCs for each property.  

They attribute this to construction costs being the same across all markets while Cleveland has comparatively low rent.