Boots on the ground style PM, how much is too much?

[Amanda Palmer]

Hey fellow investors,

I've scrolled around and checked out a few previous posts on this topic, but still feel everyone has a different definition of self-management. I see some folks claiming to self-manage 100 to 200+ properties. I'm at 23 units among 7 buildings, and there is just no way we are managing the same way. I'm curious if there are other people out there like me who self-manage by definition of doing almost everything yourself. As the subject states, "boots on the ground" is exactly how I'm doing this. Tenants have my phone number; I respond to trivial handyman things myself, like my ceiling fan cord broke, blinds replacement, patching holes after plumbers, lighting pilot lights when the weather turns, keeping common areas clean, and all the rehab and turnovers 100% me (flooring, painting, tile, refinishing hardwood, installing new kitchens, toilets, lighting, outlets, everything). I do hire out HVAC, plumbing, electrical when I need to and I'm so grateful for the network of contractors we now rely on for that. Otherwise, it's all me. Are there other people out there doing this, too? Or am I absolutely insane? I'd really like to delegate. While I don't have a full-time job (my husband does), this is not meant to be my full-time job.

If you are doing it 100% yourself, how many units are you covering? Is this sustainable? Do you have a handyman you like to call?

If you are managing 50+ "by yourself" please explain. I'm genuinely curious to how you're working smarter.