That really helped me think about scale and build a portfolio that just pays me money every month with little to no effort. 

I was made to think "if you've put this much time, money, and effort into perfecting the development of secondary suites into SFR's, why would you move your focus onto another strategy?"

I was not criticizing my pm for covering my cost or deciding it was not worth further effort dealing with Airbnb.  

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

We feel bad that he did it for free, and he deserves to be paid for his time/effort, but if we pay him, now we have to go back to our tenant several months after the door was fixed and say “actually, we got charged after all, so now we need to pass that cost along to you”.

I did a brief stint in REIT index funds after selling a few rental properties in 2021/2022 in an effort to keep a RE bucket in my portfolio and felt it was tracking similar to TSM funds but without the diversification. 

(I work with some challenging populations and the extra effort has paid off in these situations.) 

There are many reasons why I haven't pursued the arbitrage model, but mainly that it takes too long for the ROI after investing all your time and effort into buying furniture and renting and paying utilities.Let's say you rent an apartment for $1500 and you spend $7000 to furnished it.

You will get there, just invest some time and effort. 

When evaluating a property management company, it's important to look beyond just the management fee and consider the full scope of services and costs involved.For example, at our company, we charge a 10% monthly management fee, a $250 lease renewal fee (unless it’s a takeover tenant, which requires additional effort to establish a strong relationship - because usually people are changing pm companies for a reason), and the first month’s rent as a leasing fee.