This amount will be a direct cost of refinancing that you'll need to factor into your overall analysis.3.

So, these properties are probably as close to "mailbox money" as one could get with direct REI.

The thing is he wants to sell it directly to me (FSBO) without the use of an agent to save on commissions.

Remember someone may be coming on your property every month to change the sign, unless they have some kind of direct access.2.

. • The property owner has directed the unauthorized person to leave the property. • The unauthorized person or persons are not current or former tenants pursuant to a written or oral rental agreement authorized by the property owner. • The unauthorized person or persons are not immediate family members of the property owner. • There is no pending litigation related to the real property between the property owner and any known unauthorized person. 

Might be worth doing some soul searching to make sure that is the direction you guys want to go. 

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each of those apps online and see what they offer, how much they charge, etc.

Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

Partner with other investors, consider seller financing or creative financing, and focus on saving and cash flow from your current property.

If you're looking for properties less than 50 units, you'll have a lot of success with calling owners directly.