My husband and i do all the work our self. 

hello my name is Jessica Cruz from New York.I am looking for some information on self directing HSA it was mentioned to me and I would like to get some advice.Please if anyone could share that would be great..I was told it could also be used for investments.

@Mike AbramovMy take on this is pretty straightforward and why we self-manage our local properties: property managers work in an almost completely unregulated business.

I have multiple mortgages, banking accounts, credit cards, brokerage accounts, crypto currency accounts, crowd funding accounts, employee 401k, self directed ira, employee stock plan administrator, shares in a small-town bank, I feel like I could go forever.

But there's one thing you can't learn in school or from an education and  that is the "drive", the determination, the self motivation. 

Actually I always rent below market rent so I can get a bunch of applicants and choose who I think is the best one.

I am leaning that this IS going to be a waste of my time, but I am going to use the time to get me some self education and practice in the following:1.  

We factor in about 2.5% of purchase price for yearly taxes, 5% vacancy (ours is closer to 2%) 15% of rents for repairs and capex combined, we self manage so no PM, and use 2% for rent growth (ours is about 4%) and 2% for property value growth (ours has averaged about 3.75% in our area over 30 years). 

I am looking for a SECURE, reasonably-priced (preferably free) site that allows prospective tenants to fill out an application online and then have the completed application emailed directly to me (or give me online access to the information)?

Oh, that a primary residence mortgage application could be so easy...On a separate note, the other two said they would only lend business to business.