The other tenants would call the management company on Saturday to report the air conditioning failure and were told that a service person would fix the problem on Monday. 

I would try to subscribe to Angies List to determine a suitable mortgage company.

I've been in real estate for about a month now with my company.

It took some digging, working closely with a title company, and negotiating with multiple parties to get it resolved, but in the end, it was a great learning experience—and a successful deal!

I would eat the costs and fix the yard and either install a sprinkler or pay a PM company to water it.

Are there any good property management companies that are familiar with Section 8? 

Hello everyone, I am reaching out to the BP Community for suggestions.My Portfolio100% owner of 7 SFH PropertiesGP in about 30 SFH properties(of which I own somewhere between 25% to 50%)All but two properties are managed by a PM CompanyNet worth of the above is about $2,000,000 - $2,500,000My IssuesI have many SFH's - Which take up time(Currently spending time paying property tax and insurance, requesting quotes on insurance policies and overseeing the PM Company(approve rent increases, approve renovation projects, etc).They also take up head-space(having to remember property addresses, remembering when property taxes are due)(I have reminders/systems but something I would like to reduce)Goals1) Spend less time on Real Estate2) Free up head-space2) Make $240,000 annually from real estate(Which I think is not to hard if I can increase my net worth and can get an 8% return)Possible Solutions1) Sell all the SFH's and buy 4-Unit Properties to take advantage of conventional financing2) Sell all the SFH's and buy one large apartment complex3) Sell al the SFH's and invest in syndications4) Sell all the SFH's and purchase stock / bonds5) Continue to hold all the SFH's6) Any other suggestionsOther Considations1) Should I consider private notes?

They are just going to use their 2nd VA loan to buy their next one while this one is tied up. 

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return. 

It's an amazing market here with so much incoming growth due to population growth, job growth, and companies moving/developing here!