Just haven't pulled the trigger yet on any one course. 

@Glen Michael we charge an onboarding fee to owners, which they ALWAYS complain about, but they don't want to undertand why it's so important.We use the funds to check:1) Ownership: we verify property is actually properly deeded to their name, LLC, etc. - We've found issues where owners was NOT on the deed and was scammed- We've also had to patiently explain to owners that since an LLC owned the property, that the management contract had to be in the LLC name and we needed proof they could sign for the LLC.2) Property Taxes: we make sure we know the status, to avoid tax foreclosure issues.- Took over several properties for an out-of-country owner last year that we're in the midst of tax foreclosure.

Also hearing better than market results from those who are self managing as consumers continue to buck excessive fees by seeking to book direct.  

Often time at turnover we pull out the filter it looks black so obviously it was never changed for at least 6 months.

The city is very open to this setup, with a clear permit process: $500 initially, plus a $100 inspection fee.

And you wont have enough equity to refi out any extra (you need 20% equity before you can start pulling out funds). 

You probably also have an opportunity to trim some fat on your PM fees if you still want to outsource the management because that's heavy.

I talked to two different local credit unions about pulling 300K in locked equity out of our former primary home that we converted to a short term rental last year.

The fees are high, and the rate might be a little high.

Only way you made money on this deal, and avoided everyting being eaten up with title & recording fees and transfer taxes, was by flipping the contract - also known as wholesaling.Why can't you just call it what it is?