The local property will give you practical management experience.You might do better buying a REIT if you are planning to buy single properties far from home.

I have one asst. manager doing book keeping weekly on over 400 units. 

Using 50% rule (expenses excluding P&i is 50% of rent) here are the numbers;1800 (rent) - $900 (expenses) - 1468 (heloc) = negative $568/monthAt your rent point with that size unit, your expenses will ve less than depicted by the 50% rule, so let’s use a likely more accurate 40%1800 - 720 (expenses) - 1468 = negative $388/monthNow let’s imagine you self manage and you time is not worth anything (I strongly recommend believing your time is worth less or worth less than a quality PM would charge) with 8% further reduction so expenses are down to 32%1800 - 576 (expenses) - 1468 = negative $244/month. 

For appointment setting: we offer an AI-powered re-engagement and appointment setting platform specifically built for RE investors that integrates with your CRM and ultimately makes your lead management process much more efficient. 

There are tons of articles and Youtube videos to help you with setup and monthly management. 

If you're in it for the long run you'll learn that management makes a good investment into a great investment.

It lets you focus on managing the property and getting steady income right away.

I almost exclusively sell bank foreclosures for a large asset management company, and I also do a lot of marketing for wholesale deals.

Also have less short higher level overview video: VIDEO: STEP-BY-STEP GUIDE TO FLORIDA EVICTIONSJoin the conversation here to share experiences, ask questions, and explore best practices for managing Florida evictions effectively.

Your experience reminds me to manage the portfolio well (i.e. sell losers) and to be patient.