I project manage now, which isn't necessarily easier or better, it's just more efficient with my time as I have other businesses that generate revenue, including new construction/custom remodels and a thriving real estate agency business.Contractors have always been the biggest challenge for me in the business. 

Efficiency will be paramount with this property, especially considering that natural gas is not an option.  

Not the cheapest VA but does a great job, and efficient.

I have a GREAT PM and contractor but it's unlikely I'll have that in every town, my efficiency reduces if I spread out (with SFR) 3 concentrations of industry.

This is a great topic, I am currently targeted to complete 10 flips this year, and as a licenses agent, I am also in the process of getting a Contractors License and operation my own crews; huge efficiency and profits here.

So we installed a window unit in the bedroom so when the weather is not that hot, we shut off the central air, and use our bedroom for eating and sleeping.BTW, I'm told 220 volts is more efficient, which is why for larger units, they're mainly 220 volts.

Any feedback will be great.3 plex:Location is in Port Orange, Floridaits a single family 2/1 with a duplex in the back that has a 1/1 and a efficiency unit. 2/1: $8501/1: $600Eff: $435Total= $1,885/ month Income $22,620/ year (assuming everything runs smooth) List price is $169,000 but may be some wiggle room for about $155-160k.Expenses are claiming 25% annuallyInsurance= $1,500Water= $2,400Tax= $1700total= $5,600However thats not even including management, maintenance & repairs, or cap ex.

Any feedback will be great.3 plex:Location is in Port Orange, Floridaits a single family 2/1 with a duplex in the back that has a 1/1 and a efficiency unit. 2/1: $8501/1: $600Eff: $435Total= $1,885/ month Income $22,620/ year (assuming everything runs smooth) List price is $169,000 but may be some wiggle room for about $155-160k.Expenses are claiming 25% annuallyInsurance= $1,500Water= $2,400Tax= $1700total= $5,600However thats not even including management, maintenance & repairs, or cap ex.

Hiring a PM at this level isn't too efficient, but it allows you to set a standard of what to expect from your PM (if you decide to get one in the future to manage your large portfolio;) 2) Great for learning the rehab.

It takes a while for new investors to learn how to look for the right deals with any efficiency, so you may just need a bit more time and research to make your own market work.But, if you're still not liking what you find in Atlanta, feel free to scoot on over to AL!