You need to have systems in place to handle it well and make it a smooth routine.

If you want to try working with a PM again, we do have an option for owners to take care of maintenance, but we still list/screen/lease the property, man the phones 24/7, collect the rent, handle the accounting, do routine inspections of the property, etc.

If you are worried about doubling down, then it sounds like there is an area you are uncomfortable with.

You. have to make use of basements uncomfortable.

@Steve Vaughan  client of mine in Alameda CA owned about 200 doors all free and clear.. and he was a little odd he collected rent twice a month.. and rent was to be pinned to the front door..so he had a routine collect 100 one day 100 14 days later..

Hey BP,Here is the background before I get to the main problems and why I am now feeling "uncomfortable."

Background: Up front - working numbers daily to get in the routine of analyzing deals.

The number there make me uncomfortable.

Just don't get over exposed or do something you are uncomfortable with. 

I use a database now and can routinely get to within 5% of actual costs on about any reno project...but again, it takes time.One thought is to interview multiple contractors and get bids. 3-5 bids should show you an appropriate range for the work.