Still on going Lessons learned?

I ran my numbers using BPs fix and flip calculator.

There are infinite numerical fractions between zero and any positive number.Yes, it's fine to be ambitious to double / triple / quadruple your ongoing returns to make you a "best investor", but, if you're already getting those returns from Other People's Money rather than your own money, then I repeat: those returns are already infinite!

Happy with my Bay Area property which is providing high steady ongoing cashflow to fund a good portion of my monthly spend.

I ran into this problem myself when I refinanced my owner occupied triplex as an OO.

So just make sure that before you decide on going the portfolio route that you know exactly what to expect. 

Ongoing- as part of your contract require annual updated copies with you as additional insured. 

So without seeing your job but based on what I charge for those items I ran the numbers without looking at what your PM was charging you (Honestly I forgot what the quote was)  What I came up with as a contractor from our price sheet that we use on a daily basis came out to $4560. 

Add language about: long term visitors, auto's must be registered at the subject property address, land lord is co-insured, number of tenants and over night visitors, only tenant use of washer and dryers, noise rules, smoking pot in units, cultivation of anything, business operations in unit by the tenant, visitor parking, auto insurance, grilling and BBQing, sub leasing, snow removal policies, reimbursement for liens for police and first responders, entry to unit for inspections and repairs, ongoing due diligence and back ground checks of the tenant.

The informal negotiations have been ongoing for almost 18 months.