That means you need to bring another 40k to the table at the refi cause you'll have a bridge loan of 240k to payoff.Now you'll own a 320k house with 80k equity in it making 150 cash/month.You wanna look for better deal spreads. 

I think the Sac region is a great investment area if you're set on CA. 

Who sets your rates you or PM.

I'm not sure what you need exactly, but know many bridge lenders and what is and is not financeable if you'd like to set up a call.

I have one rental property - a house that I used to live in for 5 years.

If the property is homesteaded, you are grandfathered only at max 3%.You can see bellow an example as the taxes increased after the change om ownership. the big difference is due to fact the area appreciated 1000% since the 90s when the house was initially purchased as a homestead.

I do not know the numbers of the house, but I do not like the circumstances.  

How do others set up management and maintenance to scale up to 10, 20, 30+ units without using a full service property management company and still having a full time job and not taking away from family at home?

I live in CA so the housing market here is out of my price range and I'm looking to get a property where I'm going to school, I was looking into Logan UT.

I am located in the north shore area of MA and got my two duplexes through house hacking but always will to share my experiences!