We run a tight ship, and have zero problem tenants.

I've had both and there is no comparison to running your own ship, and dealing with a bunch of yahoos on a HOA board, voting in a bunch of increases to the dues for their own agendas.

I run a tight ship and it has done me well.

Hi @Stanley Kong , the coast is where the plant's are being built to ship overseas.  

Some you could promise a battalion ship full of sunken treasure and you would get...CRICKETS.

Our portfolio is not high-maintenance and should be pretty easy for a PM - with more experience in this business than my partner and I - to step in and, at least, keep the ship on course.What we are trying to accomplish is align the PMs interests with our own ... boring, same old, take the cheques to the bank each month and occasionally go fix something or fill a vacancy ... and avoid an endless parade of turnover every 12-18 months and the costs and lease-up fees which go with it.  

I think a lot of this, especially people on this site in particular are trying to be the captains for their ship and stay ahead of issues such as this.

(I'm sure you are)...My plans toward retirement/self-employment/"just something else" are accelerating- Just working out the details for jumping ship now...  

Costco $175 plus tax and free shipping after rebate

It didn't turn out so bad for me, free education, promoted from E-1 to O-3 in under ten years, Did I mention I get to drive a 13K ton ship through 20 feet of ice in Antarctica!