@Zach Savage  thanks Zach I have given many to Habitat over the years.. however I kind of like the personal approach here and the on going gift to charity... once habitat has it... its in their system.. they do a great job of course as well.. but its a little different.

It seems you are set on going your own direction regardless.

@Omar Kinnebrew an investor shouldn't rely on an agent to take them to the gold, unless there is a relationship where an agent has consistently produced profitable deals, and even then an investor should always do their own analysis to ensure the property meets their purchase criteria.On the other side, this agent owes you certain fiduciary duties, and if you ask for some comps then he shouldn't refuse.If he can't back up his words with numbers you can understand then it seems you might have to re-evaluate your on-going association with the agent.

I am planning on going all electric on my building in Berkeley, California.

There are plenty of smaller investors that would love to mentor someone like you in exchange for cheap labor (painting their properties between tenants or ongoing exterior maintenance for their properties like cutting the grass and/or weeding).If you watch the various real estate shows on TV, you'll notice a ridiculously disproportionate amount of the episodes are the SF, Portland & Seattle metros ... so there will be plenty of people you could work with. 

Asking basic questions in forums can provide a wealth of information and resources, and help you build relationships with other investors who can provide ongoing support and advice as you grow your portfolio.Additionally, it is important to keep in mind that everyone starts from somewhere and there is no shame in asking for help.

the purchase and ongoing renovations were financed using private loans, unsecured bank loans, and some personal cash, so the houses were purchased without any liens/mortgages.  

Meanwhile, you'll probably need ongoing support / consultations to maintain your structure.You really should then refi all your loans into the LLC's name. 

This has been ongoing for over 3 years here.

Ongoing PM cost is about 10%.