We use a property manager, so that cuts into our profits a little.

We then have to cut a manual check to cover.Are you saying that for normal operations, they have a system in place to monitor & pay the taxes?

Apartments are "easier" than SF homes from a maintenance standpoint (no grass to cut, gutters to clean, etc.)  

I have told them I can't do anything until I can exercise the options.The market is somewhat cooling off and that may effect my decision on keeping or flipping the properties.I have done several 1031's with @Dave Foster and he's the best at this process.I am managing more properties than I want to already and would need to cut back on some if I plan to pick up any of the three properties ( they will need some cosmetic work for sure).The first position notes are one's I hold.

Looking at it simplistically, you would cut that income in half.

Section 8 requires ALL health and safety codes to be up to par.

Or, I’d look at properties (yes, multiple in the right market) to buy with cash but knowing I can pull that cash out later if I wanted to and begin recycling the capital over and over, while still having the safety of acclamation to the initial investment.

If they aren't swamped right now, then they aren't any good.It's often worth it to "go against the grain", but you typically need an edge to succeed.What's your edge?

They cut out the dry wall and everything but from where i saw the mark on the walls it looks like 15-24 inches. 

I had a cage and they still cut through that and stole my Condenser 🤬.