He is extremely busy and successful in his practice so it's not worth the hourly to deal with and there are not too many good property managers up there, actually none that I found unless you have enough properties to hire full time staff yourself.

4) Poor Property Management - Where do you think a turnkey provider will put their best staff, on selling properties and making $5k+/transaction or on property management and making $80/month transactions?

September 20172. 6 years, I'm a Sgt and hopefully will be a Staff next year, which would be great because of the BAH being added into my pay... but it all depends on if I get selected or not, which I don't want to bank on. 

I would say cash out and buy more properties...you don't have enough volume with 2 properties to get the max benefits out of being buy and hold...for me I have calculated once I hit 20 doors my return outstrip my costs and the amount of work I put in...you have to figure out what that number is for you but I know that for investors I know in my area who are below 20 - 30 doors, they struggle with burnout, capex, not being able to hire staff, take a vacation...plus rates are so good right now (I remember the 90's when rates were 9%-12% ouch)

  :) My total expenses with mortgage, insurance, property tax, repair reserve, and the 10% reserve I put in for management, even though my staff manages my properties, will be around $800/mo. 

No one doing the SDIRA lending thing has time/money for a full time compliance expert on "staff" for their individual one-off retirement plan to monitor the payments on three mortgages...

I toured their properties and neighborhoods, and learned about their culture, met most of their staff, and interviewed with key personal.

In that case, you should have internal staff for the bookkeeping.

Not only are they acting as a principle but most states have license exemptions for administrative staff of property owners.

This made it easier when the housing market went down because the properties were in good locations so they were still very desirable rentals with quality tenants.You may also want to check out parts of Vacaville where UCD students, faculty, and staff live.You probably know this, but there is an investor group called Bay Area Wreath Builders (BAWB) in Marin.