So what am I saying....Everyone in this forum who landlords is equipped by their background and exposure to their environment to effectively own and operate rentals...even if you eventually hire a PM. 

I thought being in law enforcement was my calling, but after working in this environment, I've come to the conclusion that this career field is not for me. 

I have experienced selling in a depreciating market despite good schools, lovely environs... and it was not fun.  

It's a very relaxed environment.  

The higher prices go relative to general inflation and income growth, the farther they can fall in a bad economic environment.  

If you are looking to continue to accumulate properties, I would refinance due to the current low interest rate environment and lock in now.  

Especially in this environment, banks want to know that they are going to get paid and lending millions to a newbie is not the way to accomplish that.I would STRONGLY suggest starting small.

Probably that's about it in this environment, and that will be hard enough.

I believe you need to somehow get the children out of that environment even though it seems the mom probably loves the tax benefits of those kids.

I am the finance guy on the the other investments.I have been doing real estate tax work for 15 years, but am always willing to admit there is more to know just like with investing.I agree that an hour spent is not a tax expense or even a dollar expense unless it is keeping an investor from other valuable projects.One of the things I like about BP is the communal environment where all have similar goals.