Unless you are planning on investing in your back yard and have extra time to spend, getting a good PM is very important.  

Charge extra for an ESA.

Hey, if you get married you'll be able to shield an extra $250k in capital gains!!

I was strongly considering joining before I read this, now I am going to go the hard route, but probably best to just stay active on here and go the extra effort to network with accomplished developers in my area.

All 4 units are rented but at half as much as market value. 2 of the 4 tenants have lived there for 20+ years and one of those tenants is a hoarder and their unit needs gutted.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I would have to get with the property manager and mimic the exact plans they have set up in the lease, all of which were probably customized by the PM to get a few extra dollars.  

I recently added a half bath were half bathrooms add $50k of value

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

A follow up question I now have would be do you think its smarter to completely pay off the first property before buying a new property or to keep going out and buying new properties once i have enough saved up for the down payment along with extra fees?