You can maybe get it a quarter percent lower at best, but on that loan size, I wouldn't worry about leaving them in search of that difference.

Even with a 3rd party manager it is still your job to manage the manager and you should expect to be out on the properties at least once a quarter

*****************************************************************************************Home sellers slash prices, especially in CaliforniaIn the four weeks ended Sept. 16, more than one-quarter of the homes listed for sale had a price drop, according to Redfin, a real estate brokerage.The supply of homes for sale increased annually in August for the first time in more than three years, according to the National Association of Realtors.The average rate on the popular 30-year fixed mortgage loan is up more than a quarter of a percentage point in the past month and is knocking on the door of 5 percent, a level not seen in nearly a decade.https://www.cnbc.com/2018/09/20/home-sellers-are-s..."

If you have a $100,000 loan at 3.75% and that goes up to 5.25% but your able to get another 50-100k out the additional cost on your current loan is only $1500 per year which is a small price to pay to go create some other opportunity that over the life of that second investment can yield you $50,000-$150,000.My biz partner told me years back, "Don't step over quarters to pick up pennies", which to me most of the time translates to calculate the money you are not making by taking that next step vs the money you are trying to save.

So heres my story, bought my first house in 2013. made the basement separated living quarters. 

So heres my story, bought my first house in 2013. made the basement separated living quarters.

Did you not Check your property and do quarterly inspections ?

  (10-12) Acquisition Reps (1) Acquisitions Mgr(2) Analyst(2) Transactions Manager(2) Dispositions Manager(1) Bookkeeper/AdminThat's where we're currently at, and where we are looking to be 3 quarters from now.

I need to keep separate books (INCOME AND EXPENSES) for each property so I know what to pay out to my investors each quarter.

I will purchase my first rental property in 1st quarter 2019.