My project is expected to exit this year and it appears that will happen as expected and in line with projections or maybe a little better.

In your case, you are probably better off buying a break-even deal in Tampa then a deal with $200 cash flow OOS.

I can see how starting with a 4-plex could provide better returns and learning opportunities without an overwhelming jump in complexity.

I recommend people only sell if (a) you can invest the capital in something that performs better, or (b) it aligns with your goals.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

I’ve found better results using my acquisition framework in the 10-50 unit space where there is one, maybe two owners.  

Even though it's already decided to move forward with Smarter Contact, it'd be great to hear others' experiences using Smarter Contact and to see if disabling the opt-out msg has been... detrimental or better.

It gives you insight into what managing rentals actually entails, and you’ll have a better understanding of what you need from a property manager later on.

They aren't going to communicate better once you've done a deal.

I find that it produces better returns and work great to trade up and accelerate wealth building.