Eventually though I want to build systems to replace what I am doing so I can do even more high dollar tasks.

Water, sewer, trash was at $175 combined for all 4 units. 

There is a massive crack that runs all the way the rock is, water is not getting in because it evacuates very well and there's a little roof over it.

We can find a system that works for the in between numbers as well.

So I'd dig into that assumption.Seems like a good payback.Few words of caution and thoughts------ may or may not be relevant for you:Make sure you get the water thing nailed when doing those egress projects. 

Once you have a system, it works for a while, until it doesn’t.

This makes sense since the PM has a system already in place, knows the community and the clientele, and probably has much better resources than the out-of-state investor has.  

They used the system to stay in the property...please don't do it!

If I compare the rental income to the PITI payment it's actually just positive, but with other expenses (water/sewer/trash and capex, calculated by using 8% of rents), it turns into ~$500 month coming out of my pocket.

The home is fine, but I've found some water damage in the garage wall (where an ice dam backed up) and would like to replace the drywall and ensure there is no mold present.