Even when I self manage I include pm because it is work and I do not work for free.

Currently, I self manage using software program that centralizes the majority of information and messaging and pushes to all the platforms that we list the properties on. 

Judging by Best Properties rant (above) I would say that some self-examination may be in order.

If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

You basically sell to your self but still own it. 

> PMWere you suggesting that we should self-manage? 

Fannie Mae will allow you to transfer the deed to an LLC if you decide to try to go the conventional route, but the loan would still be in your names and you'll need to pay a title company a second time post-closing to do this  for you. 3) I can't speak for the area so no comment there4) If you're self managing, make sure you find vendors you can trust in the area since you won't be able to easily verify if an HVAC guy, plumber, etc. is trying to rip you off and tell you to buy something you don't actually need. 5) Make sure you have clear alignment of goals and a clear operating agreement that spells out what to do if those goals start to not align in the future since you'll be jointly obligated to these properties. 

We converted to a self-service model a few months after we took over, which has substantially reduced the workload. 

Moreover, I would recommend prioritizing a W2 position over 1099 self-employment/sales for two reasons.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.