The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

I sponsor a monthly meetup of property managers based in DFW.

The key is to standardize property quality and management systems, which would appeal to buyers seeking scale.If you’re thinking long-term, holding these properties for cash flow while leveraging local appreciation is also a strong play.

Look for a team with a strong track record in managing rentals like yours, especially in your target area.

The only other question I would suggest is that you do engage a property management company to review your quad and review your monthly financials.

We’re developers managing our own portfolio and don’t have any outside investors.  

The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

Sell the properties.You mentioned having difficulty managing the properties as is.

Nobody watches your money like you do, you'll learn how to manage, so you can manage a manager later and you'll save precious early-years cash flow, which allows you to scale faster, especially in the first 5 years.

I've been sending people to a Realtor/property manager in Sacramento.