It also means you should probably consider having gross cash flow of at least triple your living expenses.Problem I see with most people who want to do this is that they grossly underestimate their own costs of living and expenses related to their rentals, and grossly overestimate the cash flow they can reliably count on from their investments.Of course, you can always go back to W2 work if it doesn't work out, so nothing is forever, and the more disposable your W2 job is, the easier it is to make this jump.

We then turned to the rear unit which needed double if not triple the work the front did.

Triple down on your strengths. 2.

You can add that $500 triples to $1500 if you don't appeal it or pay it on time. 

My numbers may be off, but the risk of vacancies, unforeseen maintenance and market fluctuations have me leaning toward a NNN (triple net lease) commercial deal where a 8 CAP gets you closer to that 8-10% cash on cash return as you have no operating costs.

@Scott England a dynasty of racking up triple doubles, not making his teammates better, slowing down, getting hurt, never winning a title and thennnnnnn.........

I have never checked if I could get better rates, but it’s worth it for me to avoid the huge price increase when rates triple after your introductory period.I’m not sure if they have commercial account capabilities but they have been very responsive to my emails in the past.Send me a message if you’d like a referral code, I’m not sure what they do but I’ve got one!

so if you think 2 to 5 % tax free.. and you have 100 million to invest and they are backed by a triple AAA rated municipality they are better than CDs this is where you see wealth managers putting their cliensts millions.

I would do as stated and double or triple book I would then the day before or the morning of call and reconfirm..Here is what you will get when you reconfirm.. those that say sure we will be there 80% will show up.. those others will say this verbatim... """ O great thanks for calling I was just going to call you and let you know we can't make it..""" 

In the first sentence of your post you said you may be close to needing a property manager, and then everything you detailed after was why you didn't.You haven't explained why you need one yet.Personally I feel you should double or even triple the property management fees you are calculating as part of your decision process because if you're a good self-manager you've probably gotten to the point where your vacancy rates are below industry averages, you'll need to add back in additional costs for increased vacancies and the increase in costs doing repairs and maintenance to get a property back on the market as the frequency of your vacancies will increase with property management due to faster turn-over of tenants.