@Avery Carl Actually turnovernnb does have cleaners to choose from that’s how they’re TRYING to make money although I’ve found its only use is the scheduling aspect.

I read a self-affirmation each morning to verbally remind myself what I'm working towards and to remember that even though my goals seem far off, if I stay consistent every day I know I will reach my target. 

@Jacob Sampson Can I ask what your 38 doors consist of SFH’s, 2-4 units, 5+, etc?

If we can hang on to it, it surely helps in all aspects because our financial system is based on paycheck.

In some cases, it might be 5 years and a buy out, it could be a longer deal where you would essentially be giving them a "coupon clipper" via check each month, and it could also be subject to them handling certain aspects of the operation for a period of time (12-24 months). 

Ideally you'd have two years of consistent W2 income from the same company or at least in the same field, but for an FHA that's not always the case.

The operations aspect using remote management and software for a majority of tasks in a self storage business and renting is right up my alley as I currently work for a real estate tech company in operations/sales.

How do you handle the design aspect; do you hire a designer or do this yourself? 

Michael, you have strong vertical integration, a very long track record of success, are intimately aware of the market in which you invest, have a loyal group of repeat investors that fill up your deals quickly, and have consistently shown professionalism and maturity (as seen by your willingness to help and build other up in this forum).

Appraisals with Realtors involved (purchase transactions) come in consistently higher, in part, because at this stage in the game, wise Realtors know that if they spoon-feed the appraiser the data they need to do their jobs for them, that helps the appraiser get the job done faster, which amounts to the same thing as a bribe (in terms of $ per hour of work, this is "here I'll save you a few hours"), without being a direct monetary bribe or running afoul of the law.