We are now adding fees on top of the 10%, not fees for us but Airbnb has been tough lately charging us cancellation fees so the owner will have to absorb them as well.

Evictions are quick and easy (just a few weeks, faster than most states), judges have always been 100% on my side, sheriffs conduct the move-out quickly with no fuss, there’s no notice required for owners to inspect or enter the property if they want to (I usually still try to give some notice out of courtesy, but it’s nice that I’m not required to), rent control was prohibited entirely across the state in 1981 (recent efforts to overturn that have failed), HOAs don’t have much power here (max fine is $500 for non health and safety violations, they have to give ample notice before any fines, can’t foreclose over late fees or fines, etc.).

I am looking for some ideas as I have around 60k of passive income generated from Investment in Tresuries in addition to my w2 income.

You might have to find an attorney for pro-bono and only collect if they win or you could go on sites like rocket lawyer where you can post question for nomimal fee and get answers.No legal advice given.           

$ for HOA Fees (if applicable)I’d recommend starting with something closer to you for your first deal. 

Additionally, in general, it would probably be good to find out how long the typical eviction takes in your area.

If you're not finding the bookkeeping process to be a drag, and you're really just looking for efficiency (and possibly some additional level of detail/transparency than what your PM provides?)

Loan amount left is $132,000.If we list it, we can sell at $205k and assuming 8% closing / realtor / concession fees, the revenue would be $188k. 

Additionally I tend to get first looks from developers, direct owners, and other brokerages before stuff is listed because they know me and that I screen buyers and make sure they have the ability to purchase and are not flakes and time wasters.  

Identify actual buyer who is willing/able to pay at least negotiated price, plus finder/transfer fee ($5-10k, for example); create a contract with end-buyer that identifies finder/transfer fee, agreement to complete purchase, and assigns difference (if any) of contract price and end-buyer price to self4.