What if Getting together in an effort to secure a larger portion of the market share.

The exception to that is if you're doing larger commercial deals with agency debt.To the second point... 

Hi David,I haven't used any PM's here in the area but I know that Plus Property Management is one of the larger firms in the area.

You can't get the long term financing and 5 units is too small for scale.I think people owning smaller with units  under 4 can make sense or going much larger in scale.

I haven't used a hardmoney loan before myself, but maybe smaller banks would be more willing to work with you on it if the larger ones aren't

I would have no problem selling it to her and keeping the note but I am selling off my properties to purchase something larger.

You are paying it in other deals when you are not liquid enough to get in on that homerun.

.$6,000 on an installment debt because the sewer line collapsed last year. 5.5% interest $175 per month.Personal Loan $1500 repaid at $250 per month (balance of the land contract after deed was transferred.)Own free and clear a 10 year old mini van that runs pretty well.I have $2800 in a Roth 401k and $1500 in a Roth IRA.I work in 100% commission sales as a mortgage originator and income varies per month from $0-10k.We drained our emergency fund last month due to some health issues.We budget $2k per month for bills and try to keep $1500-2000 in an emergency fund and liquid.

You will need strong liquid reserves to overcome your credit and experience.

I'm located in Salem and am looking into small multi-family 5-15 units, or larger with a partnership.I think with interest rates where they are, most of us in the multi-family space are looking for maximum cashflow for re-investment.