If you’re looking for a balanced, high-quality, fast install with a lifetime warranty, I recommend Window World.Cheers,Cody

It's low quality and needs gutted anyway.

Quality of work, expectations of tenants, and to keep the subs from talking to my tenants and most importantly - so I can learn how to do stuff by watching them. 

I let a resident move out before her lease was up and did not penalize her and that led to her sending over three quality residents that rented from us in one of our multi-families.   

I understand Newark CAN be a hassle for newer small investors, due to renter friendly courts and low potential low quality tenants.

Any great self-managed property needs a high-quality photographer, handyman, cleaning crew, along with other property vendors as necessary (pool care, lawn care, pest control, etc.)What tools can I use to automate tasks?

Any great self-managed property needs a high-quality photographer, handyman, cleaning crew, along with other property vendors as necessary (pool care, lawn care, pest control, etc.)What tools can I use to automate tasks?

Beware of fines, egress routes in case of fire and other general headaches regarding quality of workmanship in the illegal apartment.Using my personal spreadsheet, with 20% down, a 3% rate and 2 apartments @ $2345 (assuming 2 bed/1 bath), looks like a negative cashflow of around $-200. 

If so, the quality of the low income tenants could be decreasing over time.

Also be aware that the replacement may be lower quality.