@Matthew Banks  if you want to be a successful real estate investor, self-managing your own properties (for a while) will give you invaluable experience--and without that experience, it will be very difficult to become a successful real estate investor (with or without PMs).Think of it this way: trying to manage a PM (or team of PMs) without any property management experience is a bit like trying to manage a car repair shop with zero experience fixing cars, or trying to coach a team to an NBA championship with no basketball experience, or trying to manage a law firm with no legal experience. 

Purchase price: $1,625,000 Cash invested: $358,000 -17 Unit Mixed Used Multifamily Asset-15 Rental Apartments ranging from studios to 2 bedroom flats-2 Commercial Storefront both on mid term leases to 2026 (Flower shop & American Indian Cafe)Value add opportunity by raising rents over time with slight renovations.

First, I hope everyone had a safe time with friends and family, especially with this massive winter storm ripping through the U.S.I'm a multifamily buy-and-hold investor and up until now I've basically filled all the roles in my business myself--from SEO/marketing, meeting with sellers, GCing and DIYing my own projects (mostly cosmetic rehabs), to shopping insurance, etc. 

It's in dire financial condition, but hasn't closed shop yet.

It's the gift that keeps giving.

Ideally, I would have liked to set up a LLC, but that doesn't seem reasonable when considering the fee associated with it.I am not sure about your state, but there are often exemption for title change when it is a free transaction (gift) or if the final beneficial owner doesn't change.

The second guest, he got a gift certificate for a free meal at our local restaurant. 

In my experice, these types of issues come up because of one or two reasons: -You don't trust the PM because they've given you other reasons not to trust them- if that's the case, you need to shop for a new PM.

My 2 cents, find the money first, then shop.

I'd be down to talk shop.