Based on that number of units I would expect much higher figures - did you buy these buildings all/mostly cash?

That said, the market seems to be warming somewhat, which is what you would expect from a seasonal perspective.  

You can't list a property with basic design and expect to be successful, especially with today's property prices and rates.

PM is a thankless business where you are expected to work 24/7 for pennies and every little problem has a finger pointing at the PMC.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Safegaurd seemed to think everything would be ok and strung me along with bright expectations. 

If you are trying to raise a few hundred thousand to buy another 4-6 unit property, while I would not invest in someone with less than a year experience, I am guessing some of your pilot friends, other friends, or family members may be willing to chip in.Now, if you want to jump from a triplex to 80 units, raising 4-5mm of equity and another 4-5mm in debt, than I would just manage your expectations. 

Fix it.We eliminate as much landscaping as possible: we take out flower beds and most decorative features, ideally, lawn mowing is the only job tenants have to do, because we know that's all we can expect from most.

After that, I expect very little.

Big potential downside- both a selling and buying agent are involved here and I believe they're expecting their 3% each.