Maybe self manage when you have just one, and once you have proof of concept and want to convert all the units, then get a property manager?I

However, getting a good property manager is crucial.

I'm wondering if it is priced too high or if our property manager is not marketing it aggressively enough?

Also consider your lifestyle and if you want to be traveling 3 days just to check to see if a water heater is installed correctly and your property manager is looking after your property.

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.

When the loss occurs, which it will in one out of seven times, the unsophisticated investors does not understand it’s merely the law of mathematics and wants to attribute something sinister to a statistically verifiable event.This is why as a sponsor - syndicator - fund manager I DON’T like the deals that allow the general public to invest.  

Jay Hinrichs and the most hilarious thing is that on his Morris Invest podcast, when he addressed the question about why people look down on 40k duplexes, he attributed it to people being elitist snobs who "stick their nose up in the air" and have negative perceptions about "blue collar" neighborhoods.

and I should probably tell them i have a full time property manager? I

. - Then the next filter is physical property attributes with regard to its placement in the market, entrances, and exits, visibility etc

The manager is there from 2-5 weeks and he pays him a salary plus room and board.