I enjoy the work and my friends and colleagues; however though the salary is nice, I don’t believe it’s paying me the value for my execution expertise.

Enjoy your $300 service call + overrides with a PM.Lastly, I would consider a PM if they would spread out their vacancy-fill fee over the tenancy. 

Other things I enjoy outside of real estate include playing video games with my friends and practicing my guitar.

I thought of that and guess it would not break any rules but if the county is watching, they'll figure it out but I guess it's ok....In the future I plan on contacting owners before it goes to tax lien sale if it's a parcel I'm willing to pay more for then what I could get it for if foreclosure is imminent. 

I do both flips and rentals and I do enjoy flipping but I typically flip if I can't afford to keep it.

@Evan Bellingar  real estate tends to go in 10 year cycles 5 is a little tight.but no one save a few ( watch movie big short) really saw the 08 melt down coming or thought it would be such a global disaster as it was....Were ORegon got hurt the most was in Construction... in from 1992 to 2007 there were an average of 12,000 doors being built in the metro area. that slowed in 08 and by 09 there was a grand total of 700 permits pulled... construction financing had froze .. and a great many in the trades went bankrupt lost their homes and are just now pulling out..

I really enjoy it, good luck and hopefully see you around!

And watch your applicants go down to 0.

Because of where we are in the cycle, I'll typically write my offerings with a ten year hold, but the strategy of "buy, reposition, and watch for the optimal exit" does not change.

I enjoy out of state investing, but have a lot of previous experience.