Hey Saleh - I hope your trip is fruitful.

If none of these bear fruit, and I can't believe it wont help.

True, the spreads on these deals are typically lower, and my best deals are direct deals that come from paid marketing....but, these deals are low hanging fruit and so I just grab them.

This is a lot safer than having all your eggs in a single basket are just a few.

Get a little wider of a scope of service, don't have all eggs in one basket, and your end of the year costs are probably the same because you dont have to pay a PM 60k+ and just a remote person $8-$10 and hour and books on the ground $25-$35 an hour.LOL...your experience is exactly the formula for how new Property Management firms get created! 

If I REFI to use FHA again I would unfortunately be faced with a double edged sword. 1st edge - I would face a triple increase in rates on my current property which would actually put me into the negatives since my equity isn’t that high (only put 3.5% down)2nd edge - buying with FHA at the current rates wouldn’t be more fruitful than sticking with conventional atmAll in all, doesn’t make sense with the rise in rates on both REFI and purchase, plus the costs of refi wouldn’t be justified as well.

Since no significant impacts were found, City staff, the La Verne Development Review Committee and the La Verne Planning Commission all recommended that the City Council conditionally approve Verdana and Verdana II.Verdana, located on Fruit Street, consists of 50 market-rate townhomes.

I know it's not good to put all your eggs in one basket, but oh well.

Do any of y'all leave a welcome basket of some sort for your Long-Term tenants? 

Here are my thoughts:1) true passive = public REITs or just an etf that track a basket of reits, private reits like fund rise, and syndications (I have not dabbled in this yet) 2) Semi Passive = work with an investor agent and hire a property manager.