At the end of the day, comps and recent sales usually within the last 90 days matter.

1,000 sq ft will be the most discouraging job you've done in a long time in my opinion...hire someone!

Well, was nice while it lasted. 

If you do choose the coaching or mentor route, keep in mind that 99% of the "gurus" that you will stumble across have been in the business only throughout this last upswing and haven't been through multiple market cycles.

Last Month's Rent is often not allowed under these programs because the program is guaranteeing the funds (or portion thereof).Otherwise, stick to your qualifications and screening criteria. 

As well as most folks are far to paranoid about litigation and liability when they are starting out. owning a SFR rental with proper insurance is about as safe as it gets with regard to liability as long as your not being a slumlord.

These are some of the ways the clients could be affected by property managers who are not prepared: Extended VacanciesInadequate marketing strategies and tenant screening processes can result in prolonged vacancy periods, translating into substantial lost rental income.High tenant turnover due to poor resident relations further exacerbates vacancy losses.Inadequate Maintenance and RepairsNeglecting preventive maintenance and delaying necessary repairs can lead to accelerated property deterioration and higher long-term repair costs.This can also negatively impact tenant satisfaction, contributing to higher turnover rates.Legal and Compliance IssuesLack of knowledge or disregard for landlord-tenant laws and regulations can expose investors to costly legal disputes and penalties.Failure to properly handle security deposits, evictions, or fair housing practices can result in significant financial liabilities.Ineffective Financial ManagementInaccurate budgeting, expense tracking, and financial reporting can lead to uninformed decision-making and missed opportunities for cost savings.Failure to optimize tax strategies and leverage available deductions can further reduce net returns.Diminished Property ValueInadequate maintenance, high vacancy rates, and poor tenant screening can negatively impact a property’s perceived value and appreciation potential.This can significantly affect the long-term return on investment when it comes time to sell the asset.While a 10% management fee may seem reasonable for a well-performing property manager, the cumulative impact of mismanagement can quickly escalate the effective cost to investors, potentially outweighing any perceived savings on the management fee itself.

At the same time I will be selling my 1 bedroom coop to buy it not sure how long before coop apt (2bd ) will be available but real estate broker told me soon.

Since about April of last year rental rates and occupancy has been in the literal toilet.

Rent has been a little less than I expected, but I believe that this was due to a temporary glut of long-term rentals when the city made short-term rentals illegal last year in most situations.