Thanks to all for your replies - I feel like I did the smart thing.

Property management is sue happy.E and O insurance carriers charge money with policies based on data they have learned over time just like car insurance.Usually when tenants and owners have an argument the attorneys say let's go after the property manager.Property management doesn't pay much,is a huge headache,and is sue happy.E and O knows PM is the highest form of litigation claims coupled with construction projects.When a broker sets up a PM company they are smart to keep a separate company so if sued they can shut it down without affecting the regular brokerage or their other assets.

We're just starting out and haven't won the lottery, so we're having trouble finding it without totally draining our savings (which wouldn't be smart).

But I've converted over to the Kwikset smart key system so I can just rekey the same locks.

Not really sure why, but it is one of those hidden expenses that can drastically effect the performance of your properties.You are smart to be keeping a close eye on it every year.

Devin, you can afford to pay more with seller financing, subject to the transaction makes sense.You are very smart to negotiate seller financing for many reasons.

I just found that Smart Move does not perform rental history check or Employment verification check.

Devin,You are smart to look at newer structures.

His strategy may not be what you are looking for, but he is smart, works hard and can show you a proven track record of his flips.

That's a smart way to create wealth with prudent property in the right markets.Feel free to post any other questions you have.Continued success!