I am invested in a small multi family in TX and the management was not able to fill the property and do repairs and the income has dwindled badly.

You just need a good property manager.

I have no idea about Long Beach - but I have plenty of clients buying in Tampa with similar rates who are turning profits even with management.

However, before you do so you should ensure that your revenue from rental income covers ALL your property expenses in the townhome, including mortgage, taxes, insurance, maintenance/repairs, vacancy, property management, etc...

Hi Aaron,It's always challenging when companies go through transitions like this, especially when it involves something as personal and critical as managing retirement accounts.

Assuming that continues and you manage your properties competently people will think you are way smarter than you are in 10 years. 

@Luke Spencer I am not on the management side but I can tell you it took 2+ years to fill 300 units at one of our facilities and the other just hit 300 units in 12/13 months so it really depends on the demographics, and local housing market trend, the more people moving in and out the higher the demand for storage.I think if you're looking at a saturated market then the upfront cash to turn the warehouse into self storage is not a good idea but then again, maybe those operators are on back roads ( low visibility ) and don't push google ads well.

Check your options to use 401k self managed to invest in real estate.

Step 3- hire property manager to manage/look for rentersStep 4- look to refiance out of the hard money loan(how long after having a renter in can we refiance?)

With your background as an electrician, contractor, and project manager, you have a unique advantage in real estate.