Thanks for the info on NG prices.

What if you could find a local contractor service that manged contractors based on customer satisfaction ratings you provided as reviews (kinda like Angies but exclusive to contractors), a service that required all contractors to be performance bonded and insured so that you are guaranteed good service and quality workmanship or you money back.

It was a great initial investment and it cash flows $150 a month, but the appreciation potential is super.I've been looking hard for the past couple months to find something in our area that I can mange with some better cash flow......its just not happening.

I have a formula on each line that adds up all the categories on that line, compares it to the receipt total on that line, and prints "ok" if it adds up, or "ng" if it doesn't - this provides a check on my work of splitting it up.  

Would you self mange remotely or get a property manager?

For expenses I use the tax rate (2.25% in Austin for example), HOA, Insurance, property mang fees (8%), and mort P&I. 

Do you plan to mange it yourself or go through a PM? 

@Kendric Ng I started investing from the bay area and move out of california this year.

@Micah Ng you can reach out to any listing agent with an active MLS and request the rent roll and expenses (which it seems you are already doing).

A few times had property managers collect and distribute rents in Sacramento area, but mostly self-manged.