Figuring out the true cost will heavily depend on the type of dig down, depth, and total square footage. 

Personally, I would not keep a rental that is not expected to cash flow. 

Big expense up front, additional expenses over the life of the lock, they can be too complicated for renters to figure out, and they don't solve all the problems a landlord may face.

If you're already stretched thin and expecting to hit 15-20 properties by year-end, hiring by summer makes sense, specially if revenue can support it.

@Chantelle LewisRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

You could have used that $8800 to possibly have partnered with someone locally that is already doing the subject to deals to figure it out first hand.

Also just look online and steal some ideas...I used to Google Luxury Kitchens and then figure out how to do the same for less $$.You'll be fine with your experience.

Overpromising and under-delivering in terms of expectations at times.

Focus will be your superpower - figure out which strategy you like best and double down on that! 

Well I think he was planning to pay it but it wasn't long overdue so he certainly wasn't expecting a lien to be placed on the house one day prior to sale.