100% agree with @Collin Hays - find a local manager, preferably one not too large or not too small, I would say 30-90 properties is usually a sweet spot.

I agree with your idea to invest in an area you're comfortable with, so stick to OC for now.

I also agree with just 1 property I would just use Airbnb/VRBO platforms. 

Agreed, looking to move out.

I tend to agree that selling seems like a good option, especially since your rental income will not give you a good yield on current property valuation.Did you live in the rental as primary before?

Although I agree that if the OP is moving OOS, it would be best for him to hire a professional PM.

When a seller lists their property, they often agree to compensate the buyer's agent separately, though the exact terms depend on the offer made.

In my area they will do that free if we agree to hook up at least 2 appliances to it.

agree with russell, first you are not gonna find a property at 70% ARV anywhere near DC (whether NOVA or MoCo or other parts of MD).

Hi @V.G Jason and Lilia,I came across this thread while digging into discussions about real estate strategies, and I couldn’t agree more with the focus on long-term thinking.