It’s been bumpy with positive income. lots of expenses,  220 w batteryinstalled, utilities , gardener,  Water heater etc and cohost is eating up positive.

Now the water issue is something.

New payment is 4150 including taxes and insurance 80 waterHot water bill is 125Rents 8350Very happy with my first BRRRR

Along with a kiddy-pool sized litterbox in one corner of a room, cat urine and feces in the OTHER corner of the room on the carpet (newly installed by the seller when I bought), and a smell that made my eyes water walking in the front door.The lease has a clause for Tenant-Caused Damages resulting from tenant negligence.

Honestly, it sounds like your current PM team has had issues from the start because onboarding four single-family properties should be a smooth and stress-free process when done correctly.A well-organized property management company should have a clear and efficient onboarding process that doesn’t leave you feeling overwhelmed.

Maybe if I was younger it would make more sense, but staying with the method I've used over the last 10 years will only become more refined and efficient.

Of course not, but required items such as electric, water, gas, and plumbing all need to be in working order.

Private lenders are certainly an option but a fund structure would be much more efficient and scalable. 

Shopify might feel restrictive because it's not built for the complexities of managing properties or handling booking systems efficiently.

If you buy a hot water heater for the other unit, you can write off 100% because you have no personal use of that hot water heater. etc.