I am also not sure my self-management is efficient -  could a PM do better for me?

Focusing on just a few markets gives you efficiency at scale with your team and process.

The importance of lowering expenses and increasing efficiency to maximize property income.

LLC-A deducts the 10% management fee, while LLC-B reports it as active income, subject to self-employment tax but eligible for tax-efficient salary and distribution strategies.Ensure the setup has a clear business purpose, reasonable compensation, and documented management services to avoid IRS scrutiny.

it was an interesting process but basically, the novation allowed us to get the deal done without having to involve the banks. this was a huge motivation. that way I save on having to close twice. 

And let’s assume that the requirements are going door to door and convincing “motivated” homeowners to sign a contract with you selling their property below “market” rate.  

No state income tax.3. property tax's some of the lowest in the country.4. quality of construction most homes are built with stucco and tile roofs and desert landscape compared to much of the mid west rust belt were its very common to be looking at houses that are 50 to 100 plus years old. and yards grow fast  snow sleet ice all take more wear and tear on your units.we do a lot in most of the mid west rust belt states. the prime motivation is price point and rent to price ratio for those aspects they are the best.

Find the best local real estate investor meetups that have no pitches and you will increase your knowledge, camaraderie, and motivation ten-fold.

Hvac 7500 I could have done it a bit cheaper(6500) I used a high efficiency unit.Plumbing 4500-5000Electrical is in flux but I think around 6-7.I put a WD and a dishwasher in this unit.Again please forgive the typos, I usually update with an IPhone whilst feeding the baby....

Currently,I don't have any experience in RE investing but highly motivated to start it asap.