I’ve found that self-managing can be a great learning experience, especially for newer investors who want to understand the ins and outs of property management firsthand.That said, once you start scaling or move farther from your rentals, a good property manager can absolutely be worth their weight in gold.

Check the appraisal approach used.For small multis, the income approach should be weighted heavily.At $3,650/mo rent, even conservative cap rates often justify a higher value.4.

I represent a lot of buyers and I do communicate the value of turnkey - its worth about $20/ft hard cost, and about 2 months of mortgage payments/opportunity cost and whatever you value dozens of hours of your own time.Strong rental history is good but I do not place a ton of weight on that. 

For rents, use the income approach: verify with two PMs, cross‑check Rentometer/Zillow but discount for aspirational pricing, and weight unit layout and parking over raw sqft when comps are sparse .

I am in the Panama city beach market and there are over 20,000 rentals.

One was $50K higher (4%) and another was a full $80K (6%) over the negotiated sales price.

If your client signed it, it carries weight.

The benefits greatly out weight he downsides. 

Since a 10 day notice includes the option of the tenant to "cure" the problem, is there anything I have do do differently do avoid doing it over and over?

My budget isn’t that big & by that big I mean, it’s not over $25k.