That makes zero sense unless you are trying to reduce risk and you have a very consistent NICHE market for those under $100K Sec 8 units.  

Fortunately - we have a good relationship with our servicers and can get frictional matters that arise rectified/resolved relatively quickly, but the frequency of said matters could certainly be reduced.

Raise rents, reduce expenses (shop insurance, appeal taxes, refinance, etc). 3.

This has significantly reduced the cash flow across both portfolios.

Personally I’d stick with SFR or at 4 units or less for preferred financing and to reduce risk of the exchange failing.

I retired from my w2 job a few years ago, but recognize that no W2 income reduces loan options.  

Down payment on FHA is 3.5% so you’re not wrong there and safe to assume another 2-4% for closing costs BUT you can negotiate seller assist to cover bulk of the fees if not all.

I need a suggestion here to handle maintenance and cleaningTURNO for automated cleaner payment and scheduling along with inventory trackingQuickbooks / Bookkeeper to keep my PM business in alignmentChase bank & trust accountI'd like a better method for managing linens (bulk order) and distribution.I'd love to compare property management / cohosting agreements with someone to share best practices. 

Our business plan actually includes rehabbing distressed properties and conducting off-market transactions with owners currently occupying distressed properties using equity to reduce the out of pocket costs for the seller/buyer and to simplify the process.

If you use Podio as it's designed to be used, it will streamline every thing you do--from managing leads, managing projects, reducing your internal email count, to making your internal communications more efficient because conversations (which otherwise might happen in email) happen "in context" -- of the client record in your CRM, the project, or whatever it is that you are discussing.