You have been given valuable advice from multiple angles here.

Whats a typical multiple for such asset?

I don't have the contact info for the tenants from one of the houses because the PM never sent me a copy of the lease despite multiple requests.

It's definitely harder these days for sure but the levers are purchase price, buying down points for interest rate, bigger down payment, or multiple of those levers.

Over the years, I have had multiple investors reach out to me to discuss strategies and what works and what doesn't work.

If you plan to expand your portfolio, forming an LLC can simplify liability protection and operations for multiple properties.Consult a CPA or legal professional to confirm your tax obligations and evaluate whether an LLC or umbrella insurance aligns best with your investment goals and risk tolerance.This post does not create a CPA-Client relationship.

A CPA ensures compliance with IRS rules, maximizes deductions, and avoids costly mistakes, especially for higher-income earners with multiple income streams.

I think you should change PMs because you have multiple complaints.  

@Benjamin Sanders I agree that getting multiple quotes is the best approach.

This allows you to use all of the tax and deferred depreciation recapture to purchase the larger MF propertyA consolidation exchange is where you sell multiple investment properties to purchase a larger and nicer investment property, but you also get the benefit of using all of the tax you would have had to pay to your advantage.