Your position is that setting up a multi-member LLC is more expensive than a trust...lolYou're totally missing the point because you're looking through the narrow lenses of your trade.

I comforted myself that the late fees I accrued were a fair trade off and I looked the other way.

Anyone that says the market won't slow/reverse is ignoring history and you can say the same about people who always say the stock market goes up and so does bitcoin.

What is your niche market where you have the most properties and the most business, people know you, and your trades and PM are close.If the owner ever wants to sell, I want your guarantee that you will refer the sale back to me. 

I want a specialist that's an expert, and not a jack of all trades and master of none.

Nationally most blended commercial and residential PM operations appear to be trading at a 3 to 4 times multiple of EBITDA. 

Also, the rehabs you can learn from the gc and/or trades what should be happening in what order. 

I understand everything is a trade off so I am open to diversifying markets and strategies to find what works best.

Less expenses: Stop going out to eat so much, trade your car for a cheaper one, sell the $5000 golf clubs for $1000 ones, 1 vacation a year instead of 2 or 3 a year because "I deserve it", cut the grass yourself.I am being a little silly, but seriously get on a budget and see what you need to do to cut expenses or where you can work a little harder.

If you know from prior research that assets like that, in that market, trade for a 7.5% cap, then it's as easy as $70k / 7.5% = $933k.So $933k is your starting place.