@Daniel K Houck I have 2 kids and a wife and they don’t want to house hack either so I can relate to your post.The BP Money series interviews a bunch of people where Financial Independence is achieved through frugality, REI, and investing.The story is the same there-start young, make sacrifices before kids, rent out your bedroom in your apartment and sleep on a sofa and grow your own food and use K-cups twice and count each piece of toilet paper etc…and by your mid 30s you are free!

Hi @Kieran DowlingLooking at comps for the property it depends on bed/bath count, square footage, and type.

What's the bed/bath count?

Conversely, you can start with something like your county auditor page, they usually have the ability to export all the properties that meet a certain use code, so if you are looking for multi family say 5-10 units you could export the use code that matches that in your local auditor, and then that is your starting point to start filtering through based on location unit count etc. 

You guys are way ahead of me in unit count (52 I believe?)

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. 

I assume she typically charges 5% to sell.I wonder if its ok to ask her to count the buy side 3%towards her sell side commission.