Quote from @Carson Hyland: Even if you buy the right property, failing to manage it well will kill your cash flow. 

Contact the listing agents managing broker immediately and if you don’t get a satisfactory answer immediately contact your state and local real estate boards.

You'll never convince a tenant that they are getting a good deal, especially as a self manager, no point in even engaging in those conversations. 

Especially if you are hiring property management.

You likely don't have the net worth, proper LLC management or proper separation of personal interests to make this an effective approach. there numerous BP threads you can search to get more insights. tldr - keep under personal name and get a good umbrella plan. 

I'm now figuring out how to maximize the return on current properties and add value, efficient ways to self manage, etc.

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

I have a team that manages our ads getting $15-20 leads nationwide wondering if AI is beating that.

Spending a ton on property management doesn't seem like the best move.

Hello,I am a real estate investor located to Southeast MA, I own and manage a small portfolio of 23 units and am looking to expand and scale out of state as the returns and market have been quite difficult in my area: due to CAP Rates, specific building class I am looking to invest in, and rising interest rates/minimal inventory, as well as it would be nicer to be diversified and in a more landlord friendly state.