I'm not stating that it's inherently wrong, but aspects of it have gotten out of control.

That's why I posted, to provide people with real advice based on my experiences so they can avoid making the same mistakes.Providing greater buffer space for capital expenditures and controls is a good risk management strategy.

Relying on someone who has their 'own team' to run your rental business is a severe lack of internal controls in my opinion.

My property manager I don't think has a chance to relax, but she does have systems built around her to free up the time when it comes to regular maintenance and rent collection. 

Only thing you can control is price and making sure the home is prepped and shows well. 

You’ve already done the heavy lifting, so giving up control might cost you more than you gain.Ask the buyer why they want you to terminate the contracts.

They have a system, team, and their own contracts, and also provide proof funds, even the EMD. 

I suspect those guys grew to fast and it got out of control..

Perhaps the most important of which is that its more predictable and more CONTROLLABLE.

For CY25 I realistically think we'll be somewhat in the black with about ~3-6% ROI/COC now that much of the initial rehab is settling down and we have our systems in place.