I have had my attorney handle my quitclaims in the past, but I believe you can do it yourself.

Obvious answer is get a PM since you have no idea that you trained them to pay late.Most of them actually believe the tenant is not late till the late fee grace period ends.

Since then, I’ve invested over $500,000 more into the property, so I believe the current value should be around $11-12M.

He believed that given my current interest rates and level of cash flow that saving the extra might make more sense.

@Mei Zhu A lot of investors look to the kitchens and bathrooms as areas to save and I believe its the wrong approach.

My timeline is probably 1-2 years as I believe the market is softening right now, especially with the high rates.I have two questions: - Is it a terrible idea to actually buy a Condo/Townhome as a primary?

I stay north of hwy 8 because I live in north county but I believe the markets most likely to out perform San Diego general RE market are all in South Bay.  

I have come to realize that wholesale has really grabbed my attention and is an aspect i believe i could thrive in.

Well, okay a bit of an exaggeration, but they are distinctly different skill sets.The problem is you believe you've already achieved and I'm not sure you could tolerate someone else being the brain of the operation.

Note I have every intention of doing exactly what I told them I would do and I suspect every tenant has believed I would do as I say because their interactions with me would not lead them to another determination.This explanation combined with good screening and some good luck has so far resulted in no need to evict anyone in 50 years.