If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Life’s too short.2. you’re making a 5 percent return on total equity now, and surely much more on a return on investment basis.

I just did my last one in my life for CA. 

I think every market and every person have their own reasons, but here are some thoughts from a property manager.Pros for self managing / cons of PM- Keep all the revenue- You have 100% control- You own listing, photos, etc- Nobody will ever care about your investment as much as you do.Cons for self managing/ Pros for property management- This is a 24h / 7days a week business and I imagine you have at least somewhat of a life I imagine. 

The city has a mix of luxury apartments, family homes, and historic neighborhoods.Outside of Atlanta, smaller cities like Savannah and Augusta offer affordable housing and a slower pace of life.

While they only took up a word or two of this story, they took up months and years of my life for which I earned nothing and lost much, at least in the short-term.

Here is a real life story of what recently happened in my portfolio.I received a 60 day notice that my apartment was going to be vacant starting December 1st.

@Nate Pucel The depreciation basis for a rental property includes the purchase price plus the cost of renovations and improvements that add value or extend the property's life.

But from what I have seen it has a lot of useful accounting tools that should make my life significantly easier, and ultimately that's what my intent is.

Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.