@Nathan Gesner I appreciate your work maintaining this platform for all of us to enjoy.

The hilly terrain is a main reason for this and you can't really see that on a map so knowing the areas is key.We have old housing stock as well so big things like plumbing and electrical can vary cost wise if they have or haven't been updated.

Basically - I want a PM who keeps the property in good shape and occupied to get paid, and a PM who is either bad at maintaining properties and finding good tenants, or just really unlucky, to not get paid.- PM charges 8% of rent, which escalates to 10% if the property exceeds 95% occupancy with rent collection. - PM charges minimal fees.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

This could significantly increase the sale price and net profit after selling.Pros of Selling: Immediate large cash flow that could be reinvested elsewhere (stocks, other real estate).

I've actually had an investor give two of the properties back to me after religiously making his payments for 3 years on time but got a set of bad tenants and could not maintain the rentals. 

Keep in mind that the same entity (in this case, your LLC) that holds title to the relinquished property must also acquire the replacement property to maintain the tax-deferred status of the exchange.Additionally, don't forget about depreciation recapture.

Screen tenants thoroughly, have a solid lease, and maintain an emergency fund for unexpected expenses.

I am now at a point in life where I realized retirement isn’t far off and I need to find something outside of stock markets and 401k’s to invest in.

Has anyone here retired debt-free, and how has that impacted your life versus maintaining debt for investingLooking forward to hearing your thoughts and experiences!

This is how banks verify property owners maintain insurance.