I actually have 10 props financed, but only 7 are 1-4, the other 3 are commercial, which I've just been told don't count toward FNMA's 10 limit, so I could conceivably re-fi 7 and get 3 more...Have you or anyone heard of 20-30 (or even 15) year financing for plus 5 units?

I am always thinking about today is Friday and someone is loosing their job and they are going to have to start over with the looking for another job.But, here is the funny part many of them have a house and can not even conceive in investing in real estate outside of the primary residence.

Conceivably, local would have a better understanding of my market but at the end of the day, numbers are numbers...  

To maximize your tax benefits and conceivably your ROI, there is a point where it makes economic sense to sell and exchange into a new property to start the depreciation over again.  

However if you are married, you can always hold 10 loans in each name to bump your total to 20 conceivably.  

Thanks Jeff, so if I'm hearing you right, you are saying that I could conceivably use that stratagy but it would take more effort then just marketing to motivted sellers other ways?

So in terms of numbers and valuations and asset analysis relative to ROIC (Return on Invested Capital) percentages, we're look at it form every conceivable metric you can think of because we're invested in this REI Industry in more than several different areas. 

Ryan - thanks for the comments on time mgmt and i agree with u - i guess i will have to size up if i have to PM or not and if so, how i do it - i have pre-conceived notions that i don't want to do it regardless of the time - it is more of a 'not wanting to do it' thing than a time thing - i realize that i need to do something different from the hords to rise above average...to that end, i have read almost this entire site and 3 books in 2 weeks and still going...As for financial goals, i understand your points thanks Ryan and MikeOH.

Part of me thinks this is somehow an intentional move by my property manager, though I can't think of any conceivable motive for such a thing.So I have no idea how to proceed here, and I would really appreciate some advice from any experienced landlords on the matter.

Thank you @Frankie Woods,"Whatever the mind can conceive and believe, it can achieve."