i self manage 1 property that i used to live in and have PMs on the rest.i'm trying to BRRRR so that i can recoup all or most of my capital on each deal that i buy, and in 2024 i got outbid on 100% of what i went after.

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Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.

Being a broker myself, I can attest to the incredible value you can bring to clients by understanding not only the brokering side of things, but the application of those funds. 

Ideally, you pick a good property that is self-sustaining.

Second, in terms of asset protection, LLCs are not invincible, but I think what many don’t understand is that they are not designed to completely shield your assets from liabilities, on the contrary they are designed to contain and isolate liabilities.

Most bankers can run live pricing to help you make a final decision without having to have your credit pulled several times or fill out a dozen applications and submit docs!

Even when I self manage I include pm because it is work and I do not work for free.

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You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.