Only time will tell if they are as competent.TBH, I think it will wash out being that the PMC I've hired is more competent in some areas and less competent in other areas.

The financials are as follows:TSP(Government 401k):  approx $40kInherited IRA:  approx $115k (withdrawals affect taxable income levels)Cash:  approx $10k (recently paid off ALL consumer debt including car, so building this up at a rate of about $2.5k/mo)Precious metals:  probably about $20k worthReal Property: 4 houses#1: Single familyCurrent Mortgage: $163k (PITI = $970/mo)Estimated Value: $160kRent:  $1195/mo#2: Single FamilyCurrent Mortgage: approx $140k (PITI = $1088/mo)Estimated Value: $200kRent: $1385/mo#3: DuplexCurrent Mortgage:  approx $120k ($1120/mo)Estimated Value: $165kRent:  $825x2 ($1650/mo)#4: CondoCurrent Mortgage: $60k (PITI+HOA $853/mo)Estimated Value: $80kRent:  $850/mo  (I rent this one to my sister, so this one is a wash)So my questions are...

Wash, rinse, repeat.

The deal is still going well, and the car wash that was on the property was sold within the last few months so investors got a nice check back.I invested with an SDIRA, which has nothing to do with Spartan and which is really my only complaint.

The biggest things I did were to power wash the house, put in new appliances, and turn the utilities on.  

Should we install the Community Laundry as a cold wash only laundry system as its WAY more efficient than hot/cold wash systems and raise the rents a little ($30-$50) to cover our costs, or should we install a standard hot/cold system and raise the rents $80-$100/mo?

The washing machine went down that same week.

So probably a wash between me managing and that for the utility costs.Great tip to get an actual quote on insurance.

She later text saying she is going to find a hotel with a washer/dryer so she can wash clothes because she doesn't want to bring the smell with her to work tomorrow.  

It can make sense if you're getting the property so far under market value that the HML costs are a wash but it's rarely the case.