For me >12 mo for long term cap gains. 

Having a property management company seems to be a good option for me since I am living out of state.

Maybe someone can clarify for me.

Written by attorney investors, it's full of practical advice about the management of investment property, has sample forms that can be edited, and - most importantly - tells you what your primary state laws are and where you can read them.

Neither are cheap but I feel they both are probably are going to be the best solution for me.

@Paige Gardner it depends on the person. hml are my last resource, it's a option for sure. 75% too high for me. that's the game for them, that's how they make its money. don't take it off the table but definitely explore ur options. 

Dishonesty and lack of integrity in any form is a dealbreaker for me.

We've not brokered anything through them in a very long time...not to say we wouldn't, but we formed closer capital partner relationships over time.

The bottleneck for me is getting my cash out refinance after each building is completed.

I'm planning on doing a str loophole so low priced str won't work well for me