. ;-)While I see Thomas' point this would not work for me, at least not as a general approach.

Fortunately it doesn't take effect til January 1st, so your bacon is not cooked. 

Video Production Specialist by day for a safety company designing promotional marketing material.Hobbies include: Hiking, paintball, cooking, and weight lifting, and of course...real estate!

In an effort to delegate some tasks, I am looking into the following: I have a guy who's done ongoing yard maintenance for me at another property.

My private money guy would likely be about 5% annual rate and no point, I pay for any needed papers (yes I have it good :-) ) so that part would not bother me at all. 

In your situation, buying a property for appreciation is a plus, but not the meat of it.

I spoke to the property manager and he himself owns 15 units in the same complex and would be willing to do property management for me at $25 a unit per month.

It would take me at least another 2 years to aquire 36 units at the unreasonably high rate of return I've been getting.

Frustration is a word that would adequately describe me at this point.

I've had a number of our deals emailed to me at a 10k price increase.