In addition to having cashflow to add value and push equity, I still have had decent appreciation.

I've opened two additional LLC's with them since I last posted here.

The PMS around here are pretty terrible, I've worked with a lot of the larger ones in Cleveland and I think they just take on more properties than they can effectively handle and don't hire enough additional employees to make it work. 

I am exploring this area and have heard some noise regarding the further limitations on beach access points along the coast, creating some havoc for str owners.

@Rafael Valdor some advice when screening PMCs-----------------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Your best route might be to buy a 2 to 4 unit property that you can live in and rent out the additional apartments.

THEY ARE NOT LIMITED TO ONE PROPERTY.So, they can 1031 to 2 or more additional properties OR 1031 into a rental property plus a DST so that all the profits are used up in the exchange. 

Does anyone know a property manager that supports small self-storage rentals in addition to residential rentals?

Hello allI am exploring investing within small multi-family  (4+ units) in Nevada.

These are professionals with additional training and a stricter code of ethics.