Does your cash flow analysis account for vacancy, routine maintenance, and property management?

You need to have systems in place to handle it well and make it a smooth routine.

If you want to try working with a PM again, we do have an option for owners to take care of maintenance, but we still list/screen/lease the property, man the phones 24/7, collect the rent, handle the accounting, do routine inspections of the property, etc.

@Steve Vaughan  client of mine in Alameda CA owned about 200 doors all free and clear.. and he was a little odd he collected rent twice a month.. and rent was to be pinned to the front door..so he had a routine collect 100 one day 100 14 days later..

Background: Up front - working numbers daily to get in the routine of analyzing deals.

I use a database now and can routinely get to within 5% of actual costs on about any reno project...but again, it takes time.One thought is to interview multiple contractors and get bids. 3-5 bids should show you an appropriate range for the work.

Just looking for a chance to learn something new in a new city and take a break from the regular routine.  

Routine inspections of your properties is part of being a landlord. 

The house was 1100 SF, yet the bids to replace the roof were routinely in the range of $9 - 13k. 

We routinely purchase homes in the 40-50k range that need minimal repairs.