Anything lower is risky.Even here in middle Georgia we have had temperatures in the single digits from time to time.

A more significant concern is if this is how the digital real estate age is happening, I'm not a fan.

For example, our company logs travel time as a separate line item in a work order, and we also take before and after pictures, as well as keep digital copies of receipts for all parts purchased.

I have Digital Watch Dog camera system which I love.

It definitely can help to make the process as painless as possible and more efficient for both parties (landlord + tenant), and also offers digital leases.

Since you have reached a point where you've scaled up your family's REI portfolio a bit, it could make a lot of sense to go the PM route; or, you could continue to manage it yourself with a bit more guidance by using a proven platform to help you with the different steps of the process (ie. listing, tenant screening, digital lease creation, rent collection, maintenance tracking, etc).

I doubt that I will break into the double digits unless I pull in a short, long term rental over the winter.Why not include the mortgage in the calculations?

Crazy when you think of how much digital ink has been spilled on the LLC subject.

From the IRS website:  "Also known as the Federal Employer Identification Number (FEIN) or the Federal Tax Identification Number, the EIN is a unique nine-digit number assigned by the Internal Revenue Service (IRS) to business entities operating in the United States for the purposes of identification"I noticed that your # has 11 digits.  

I have still seen substantial appreciation in my investment homes, but  probably more modest than here in the coastal west, but have enjoyed double digit cash on cash returns from rental income along the way.