Here, the most common mistakes I see DIY BRRR investors make are underestimating ARV and repairs.  

We would attempt to DIY landlord - we have lived here for over a decade and have used and know many maintenance/service providers. 

DIY landlords should be able to "set & forget" these SMS messages to send on a monthly basis.

Most owners choose the 4% fee option, but most importantly, what you get for that price is what sets us apart:✅ Guaranteed rent (even if the tenant doesn’t pay)✅ Top-tier leasing (pro photos, syndication to 30+ sites, screening that we stand behind with guaranteed rent)✅ Maintenance triage 24/7 – you choose to DIY, your own handyman, or use a vetted vendor from our vendor network.

You'll learn tons about property management that will save you from being taken advantage of in the future if you ever want to hire a PMC:)Highly recommend you track your time spent DIY managing.

In a perfect world, owners would understand & appreciate the value of a good PMC.In reality, owners do NOT value the actual time it takes to properly manage a rental.Many DIY owners don't track their time spent on the rentals, thus thing everything "takes 5 minutes and costs $5"!

From what you've shared, it seems you're not yet ready to invest, and there are several necessary steps you need to take first.This site and its forums have become so problematic that genuine advice is scarce, and every post requesting advice is inundated with advertisements. 

what might I DIY?

It is not built for real estate; thus, most people trying to DIY their rental property bookkeeping will struggle and may miss deductions, incorrectly categorize transactions, and hand over incomplete or inaccurate financials to their CPA.I would look into rental property specific bookkeeping software, which will track income/expenses by property, the chart of accounts will mimic Schedule E, so you can ensure all categories are being tracked, and you can export a Schedule E report and hand it over to your CPA.

That DIY starter kit is brilliant—I'm guessing even the gesture makes tenants think twice before calling?