.- R/E CPA

We purchased a property, signed contract for a 45-day SoW (cosmetic rehab, add AC) and after about 30 days it's been radio silence.We have been pretty patient and now at 60-days past closing we've engaged another local PM who is going to be re-keying, assessing rehab status and taking over from here.I think similar to OP there's nothing particularly nefarious or shady going on here, but the follow-through and ability to land a deal is significantly lacking with this team.

I suppose it could be more of a semantic thing, but seasoned RE investors understand it isn't all about the unit #'s, especially when it comes to section 8.

My A class that I own I self manage I have a RE agent that puts them up they find a tenant I require 700 plus fico so that weeds out 90% of renters and then I set them up on auto pay and if they have an issue we send handyman.. to be fair my units are basically new construction and townhouses in HOA's in the Desert ( vegas) so there simply is not a lot of maintenance. there is A class in every city its just that investors get so focused on  positive cash flow they dont buy those for rental purposes so they miss out on the best rental tenants.. the higher the cash flow on paper the lower the quality of the units.. its a fact..

It also is helpful to have a California LLC in case you ever sell that property and move into another state so that you do not need to form a new LLC altogether with new operating agreement, just re-register in the new state as a new foreign LLC.

When you ask someone who just lost their house, their response always seems to be "we are going to re-build".

Have a full-time job currently, but I don't mind leaving it to focus on RE full-time when the time comes.

Some people say that is not the 'fastest way' to gain wealth in RE is to highly leverage and go big.

Do I need to re-apply with the city? 

There are so many opportunities in RE even with the challenges in residential market (which pale compared to office space RE).I believe in general rents lag property values.