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. 

Also I am self employed and it is almost impossible for me to find reasonable conventional financing, almost limited to these type deals or owner financing.

I'm self-employed with no employees and my business will net about $100K this year.  

I am not self-employed (earned income), but some say I could be easily (EBay, MLM, etc.).3.

I work full time making ok money (80k year), which i want to stay employed.

I'm still employed by my employer where I stopped working in December 2015.

First, she completed the application, when I told them I needed him to do so (she is a stay at home Mom) because he was the sole employed in the family.  

The property is worth 210k and I owe about 140k on it.I have another 80k saved up and would like to put about 60k towards my next property (leaving 20k for emergency funds, rehabs, personal fund etc.)I have zero debt (no student loans, no car payment) outside of the HELOC I had to purchase the first property I stated above and most of my living expenses are paid by my employer (car, gas, cell phone).I am based out of Central Pennsylvania and am looking to stay somewhat locally for my first few properties (Harrisburg, Camp Hill, Lancaster, Hershey etc.) and am not really interested in out of state investing.Just looking for some advice or input on what you would do next if you were in my situation,Any input and info would be greatly appreciated, Thanks!

Not so much when your self employed.

Ironically, although it’s not within walking distance of the local university, the tenants are a young professional couple, both employed by a local university.