We don’t know any PMCs to recommend in the Arlington area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Personally if I was comfortable investing OOS and the returns were both comparable I would look to MI for my next property since you have 2 in NC and only 1 in MI.

It is  at least 5% less than comparable properties, sellers interest rate is 4.5% but I can work with that for a six months.

Those factors are significant, as they refine the comparable properties selected for the rent estimates.

, so those buyers aren't going to come check it out either, they think the home is trash (b/c they are comparing it to the $950k homes, on the assumption that if it's listed for $875k, you must "actually" think it's a $950k home, which in turn makes you appear to be a "delusional seller, so let's not waste our time on that listing" when all you actually did was list it at actual value [HERETIC!]).

I'd still call around to local banks to get other options and to see how they compare.

How much cashflow are you getting from multi-families compared to SFH?  

It's a lot of work for very little money compared with selling a property. 

That being said, since Fannie Mae increased the rate on conventional investment properties, DSCR loan terms are often pretty comparable to conventional loans.

Appreciation, tax benefits and cashflow (the other profit sectors) yield more benefits across multiple properties when compared to a single home on a 15 year term.