I topped out with 21 SFR's. I self managed them all. However, since Seattle turned against small landlords I have sold many(taking the tax hits), getting out. I'm probably an anomaly here, but here's my general system: Tenants pay all utilities. If they're not current they get a notice. They mow the lawns, (most suck at it) and they must do it or get written up. I blast the places twice a year with weed killer. I do whatever sprucing is needed to look sharp and keep the neighbors happy. They are not allowed to do any repairs or modifications, none, without written consent. My repair costs are near zero because I do all work myself, from roofing to furnaces to sewers. Before I rent a place it functions perfectly and they are remodeled with the idea that I'm renting to knuckleheads, so all things are accessible, repairable, common, and not high value. For example, no fridges with ice makers. Any damages a tenant must pay for, unless its an act of nature or tree roots. In left leaning Seattle I've lost more lawsuits than won, but that doesn't make me stop making tenants answer for their damages. At move in, they are taken by the hand and shown everything is working, if they clog a drain it's their clog unless proven otherwise. I will hire some landscaping on occasion, high tree work, it just depends, things run pretty smoothly for the most part. At move outs I always hire cleaners and bill accordingly from their deposit, then go over it again my self before showing. I used to sit at a desk, I much prefer the constant moving about and being outside, the work suits me. My average tenant is probably 5 or 6 years. I loved being a landlord and felt good about it, but since its gotten to be so regulated and anti- landlord here, its best I get out. Probably too much info here, sorry. I don't know your situation, but I know that if I can self manage, self repair, and keep costs low, anyone can. It has paid off. All it took was some tenacity.
