IF you do it yourself, you lose time but save money, so depending on which you have more of and your skill set, it may cost less money to have local rentals.For me, I do not have a high trust level.  I

Then at the actual house holding level is the net p/l. 

In MD (not sure about VA and DC), operating without a MHIC license (the type of license required to work on residential properties) is an offense subject to imprisonment (first offense up to $1K fine a/o 6 months imprisonment - 2nd and subsequent, $5K/2years max).On another note, pulling permits requires proof of WC coverage (or waiver) and insurance coverage valid only if permit pulled... nice!  

In the last three years, the property values have exploded to a level I did not think I would see until I was well into my old age. 

The energy level is moderate.

I see the plans are for a two level. I

AppFolio appears cheaper than Buildium at that levelI don't know how much the price difference is, and also don't know what you plan to use it for.

If so, yes that area is a little rough but everyone's tolerance level is different so it's best to see for yourself.

I've used my own savings and W-2 income to accumulate some great income-producing rentals, but if I want to take it to the next level I know it will require additional resources, and I've been wondering if I want to go down the path of risking of OPM.

Knowing me and my tolerance level, I would have probably avoided the transaction all together just knowing that removing a current tenant is a headache I don’t have time for.