@Brian Metz, I agree that i could outsource some of the things like salt, but i don't live near the property.   

I do bookkeeping myself but if i buy more properties, maybe outsourcing bookkeeping is a good option.

You can shop for insurance and find cheaper if possible, but so far, your PITI is the biggest part of your fixed cash flow (you don't consider mortgage payment as expense, only interest part of it).If you don't have any deposits from Rent  at all every month, you need to discuss it with the PM: maybe outsource turnovers or DIY - $4K  per unit sounds high...but I'm not in Chicago...maybe it's normal thereAfter all, you're in this business to make money, not improve the building endlessly. 1.2% or more - if nothing left in your pocket, it's as good as 0%

Do they outsource it?

I'm also limiting myself on area because I want to invest close to home as I plan to manage the properties myself until I get a big enough portfolio or get big enough properties to outsource the management. 

Do I figure out how to outsource more of my marketing business, so I can free up brain space/time for real estate?

Glad that you're also interested in outsourcing tasks to VAs.

So my opaque crystal ball says - probably a decent idea to outsource liability on tenant management to somebody else, and I don't think it has a huge impact on asset prices in Portland (I could be wrong!

They can balance that with outsourcing or partnerships.

I'm looking outsource our maintenance tickets to a third party that will handle them in a timely and professional manner.