Just consider the rent you saved buying the place as part of the profit plus any/all the write offs you’ve had for 3 years. 

Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

These are some good ones to check out Guidant Financial, known for its quick setup times and dedicated supportFranFund, which offers streamlined processes and excellent customer service.

I am considering a 1031 exchange to transition from a rental property with a 5% gross yield to investments in areas like Georgia or North Carolina, aiming for higher returns.

@Erika ShiuTo make an informed first-house investment, consider income potential, mortgage risk, and budget constraints.

@Steve Rosenberg - I appreciate your comments and am considering a video walk-through for future tenants.  

However, if interest rates continue to decline, I might consider refinancing some of them to improve my liquidity position. 

Network with property managers and consider a blend of strategies.Good Luck!

Higher Fees and Costs: Cross collateral loans may come with additional fees, such as appraisal costs for each property involved, which can increase the overall cost of borrowing.In conclusion, while cross collateral loans can provide valuable opportunities for accessing larger amounts of financing and potential cost savings, they also come with considerable risks and complexities that borrowers must carefully consider.

Consider how your property would do as a LTR and underwrite those numbers (worst, middle and best case).I am very happy with my investment but it has been a lot of work and many challenges managing it from California.