With the most difficult buyers it can lead to last minute re-trades over inconsequential amounts of money but is just a pain to deal with.

This is my fear, I have not crossed over to a property manager but just what you discuss has me worried because one day I know I'll have to. 

Nobody ever went broke over a duplex, I know this now,  but I have to admit I had some serious doubts about this when I started 16 years ago, I bought every course I could find, already on CD's, this was post cassette tapes lol, and I paid RichDad Education for a one year coaching program (turned out my coach was a girl in a call center without any actual experience). 

Hey everyone, I’m Robin, based in San Francisco, and I’m actively working to acquire 4–20+ unit multifamily properties in the McAllen-Edinburg area for long-term cash flow and wealth-building.I come from a real estate background—my dad was a general contractor and inspector with over 5,000 inspections, and my mom was an appraiser for a decade.

The regulatory push in some HOAs has been stalled due to the STR victories over The Hideout. 

We have well over 100 Five Star Google reviews.

I have a friend that owns over 60 rentals in his personal name and he's never been sued.

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).

We’re currently using it for multi-family properties in a few core markets.While redIQ is a much more sophisticated tool that focuses on properties with over 50 units, our system is perfect for properties up to 50 units, providing an efficient solution for managing lead intake and financial analysis without the complexity of larger systems.Here’s how it works:Lead Intake & Processing: Automatically processes broker emails and key documents (OMs, Rent Rolls, T12s, etc.).Quick Review: Evaluates leads based on key metrics like IRR, price per unit, and more.Detailed Analysis: Extracts data from documents, evaluates financials, and identifies additional income sources.Market Research Integration: Automates checks on flood zones, demographics, school quality, etc.Deal Tracking: Uses Google Sheets to visually organize lead data—while not a full database system, it provides a simple and efficient way to store and track deals without the need for a full-fledged database like MongoDB.Financial Analysis: Built-in underwriting and financial modeling with automated reports.In addition to ZCG, I also own a portfolio of properties.

With that said I have some on beachfront properties for over 3 yrs with no issues, but I had issues on some on my mountain properties.