For the building materials i counted every 2x4, 2x6, 2x8, 2x10, sheet of plywood, hurricane straps, etc. and added 20% to get the cost.

Meaning: if the business can function without you doing it, IT DOES NOT COUNT!

Multifamily is really not commercial, it’s residential by definition no matter the unit count.

It certainly will limit your count but big family could imply that it is not very limiting.I would still recommend avoiding a market were council has made clear their desire to eliminate non owner occupied STRs.  

Going to the house or owning in past 2 years doesn't count towards the rule.Have paperwork documentation that the electrician went out of business.

Your review count requirement in your methodology completely skews your results. 

We're presently counting rent as being late on the 2nd.

Maybe counting your profits a little too soon.

SMS messages have a 99% open rate and count as a touch.

My default position has always been, "No one will take better care of your property than you".However, here's a list of issues that can force you into using a PM:Out of State - non local propertiesRE inventory that requires too much of your personal timeSpecific properties with a unit count that then require onsite managerIn Calif, (3) the count is 16 or more units, and if you hire a manager, then you have to follow all the employer regulations, which easily adds 35% above the salary.