I have some flexibility but rely heavily on my team for admin work and the day-to-day operations of property management.

That is how I've operated for years, well before the NAR fiasco and as agents, we have always been advised from referring to status quo, standard, typical, etc when it relates to commissions.It continues to amaze me how many buyers/investors believe the agent value is finding them "deals."

I host a group for midterm rental operators and I had 2 people in last week's meeting essentially say the same thing.

I think some min level of regulation benefits everyone, including wholesalers who currently operate in no man's land. 

Water is now leaking through the ceiling into my tenant's unit, and it's worsening with every rain also the neighboring unit has sever water damage (like a pool inside and it is owned by the HoA) and water from it leaking very dirty water from the shared wall to mine.

To ty Coos county and Bend together brought back memories of a trip I took in the late 90s when Bandon Dunes first opened.Friend of mine in Santa Rosa has a home at Cross Water and a hanger there at the airport and of course a nice turbine twin to put in it.We departed SR for Bandon  played golf that day spent the night at  Bandon dunes  got up early  played 18 holes at Bandon again jumped into his bird flew over to Sunriver got there by 12  teed off at cross water at about 1pm and played 18 holes there.. so may one of the few 4 somes to ever play Bandon and Cross water in Sunriver on the same day  LOL..   

Quote from @Dennis Bragg: @Stephanie MedinaYour question brought me back to a deal a client of mine did in Chicago a few years ago.

I feel like it's a space where great operators can really clean up, since the bar is set really low, in my experience at least.

I’d love to hear more about how you approach finding these under-$2M properties and what strategies you’re implementing for operations optimization.

And Sec8 sounds great, but comes with it's own issues.Add it all up you get a low dollar, but high headache strategy, which is a challenge that gets amplified, especially when you are operating remote.