If managing it yourself feels unsustainable in the long run, hiring a good property manager could give you more peace of mind.Since a 1031 exchange or like-kind replacement doesn’t seem to be a good fit for your current situation, you could consider a HELOC if you need to tap into the equity for other investments without selling the property, although rates are high so this would eat up your cash flow.

However, consider STR seasonality, local regulations, and management demands, and ensure your equity loan and new primary residence costs fit comfortably within your budget.

A good PM can refer you to top sales agents in the market, they can tell you what type of rentals are in demand, they can tell you which areas are best for investments, and they can cross-check what the sales agent tells you about specific properties.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Set up a few calls and see who is a better fit for you. 

I don't know how the really big players stomach it.Something else I failed to mention was how the PM's are also tacking on fees on top of rent to extract even more money from our tenants. 

Hey Lauren, I read you wanted to retire in NC - great choice as I believe it will also fit nicely with your plan of owing turnkey SF rental property.

Do you know who the top developers in your area are just based on new homes going up?

Trying to bring this back to the top.

If memory serves, I think it's an extra $99 a month on top of your subscription if you have over 20 properties).

If they are a small bank and have say $1.5mm limit does that fit you for a while?