If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

Next time give them a call or email/text to let them know the notice was mailed and what it contains. 

There’s a lot different tenant types and I’ve spent a lot of time figuring things out.

And this might indeed require some time to pass before doing that.You could still create a single member LLC with either you or your wife as member. 

I have done it a couple times myself.

I dont have 50 props as I dont count inventory that we own which is 150 to 200 properties at anyone time.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Unless you have the rentals paid for by the time you retire, they aren't going to be enough to live off of. 

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