Its not often that the sales person is also very good at management.

Great leaders get the most out of other people not by pushing or pulling but through modeling and personalized support.

But now with the joy and headaches of non-metered units, trying to wrangle 3 different set's of persons into playing nice, etc etc.. 

I know some will differ here but I will offer my personal opinion like many others have.

@Kayla ElliottHi Kayla - Personally, I would go with a property management company especially if you want to get out of the weeds of managing your properties, which is a large portfolio! 

In my experience (personal & w/clients) the wife usually doesn't want to pick up and move too often to stick with a strategy like yours.

While under contract, we perform due diligence and there will be some soft costs incurred. 

Be sure you are comfortable with the math and know exactly how much you should be getting depending on how the property performs at different levels.  

Since you have good personal credit but little capital, consider leveraging strategies like house hacking, partnerships, seller financing, or DSCR loans that don’t require strong business credit.

@Cameron NordinA cost segregation study accelerates depreciation by classifying certain building components as personal property or land improvements, allowing them to be depreciated over shorter recovery periods (e.g., 5, 7, or 15 years instead of 27.5 or 39 years).By accelerating depreciation, cost segregation lowers your tax basis more quickly than standard straight-line depreciation.