I have many questions about this topic - moving from self-managed to PM - I'll post something separately on this topic. 

I am looking to see if there are ways to get creative with downpayment on commercial loans.

As an owner you're allowed to manage your own properties.  

Tenant stopped paying rent before 2 months of the lease expiring, property manager filed for eviction process but tenant vacated the property before sheriff served the notice.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

Property management is not for the faint of heart, so glad to see you're enjoying it and thriving.

Quote from @Ronald Rohde: Quote from @Joseph Gozlan: We own, operate and manage industrial & Flex in Texas.

This property is in the next state over from me (only about 90 min away) and is a 5 unit, therefore I'm looking at a commercial loan. 

Quote from @Allen Berrebbi: Quote from @Dominic Mazzarella: I have personally owned and managed a multifamily property in Illinois and after selling it I said I would never invest in that state again.

I currently self-manage three properties in the Atlanta metro area and have learned a ton through trial and error over the years.