@Joel Loughrin I actually just read that you can have an unlicensed employee manage but they must be on w2 and they'd have to be a regular employee (you'd have to pay workers comp, etc) so I guess that's up to you but sounds more expensive than a property manager.

(The masonry workers also scratched up the wall inside by the fireplace and said it was just a touch up and our contractor should take care of it). 

I understand that this is a very tough topic, because every deal is different.

Happy to take a look but mostly focused on STR and multifamily south of the mason dixon. multifamily tough in NYC with new regs.

ContractorThis is always a tough one for the first timer or the savy investor.

It was a pretty tough time for me.

But the MLS is tough in this market.

Unless there's a compelling incentive (Eg it's a deal now) you can really build it so you learn what your blind spots maybe and have the expertiseThe only reason to jump in is if you are someone that will back off easy if the going gets tough for any reason which I don't see to be the case given how you work with numbers well :-)

Tough to find that sort of going in cap on marketed listings in over-saturated markets such as Seattle, Portland, Boise, SLC, etc.

I agree wholeheartedly, the issue is for me in tough areas is That the other landlords offer their units at much less security some not even taking a deposit !