As far as which route to take, there isn't necessarily a right or wrong way, it's just a combination of what you are capable of, what you can finance, and what is available in your market.

If costs were lower and there was land to build, then that might be a different story (because of supply vs. demand).Look at jobs/unemployment numbers:  Major companies are coming in and expanding (such as Google, Netflix, etc.). 

I'd say the biggest issue I see is the supply of cheap homes and cheap rentals really keeps prices down in certain areas, both selling prices and rental rates. 

They did not do my turns, did a very poor (sloppy job on repairs) and embezzled money from my rents to buy supplies that were never used for my properties. 

Obviously, all capable CPAs are slammed right now.

The bank I'm using to finance the deal has kind of slow-rolled me on the loan and the loan officer oversold what he was capable of obtaining from the executive review committee. 

You need to supply a detailed breakdown of how the security deposit was used to fixed up the place after tenant moved out.

I would love for them to get a PM, but my mother is too personally invested in the properties, and is not capable of letting someone else manage them while she is the owner. 

However, you are giving up a capability now to earn tax deferred or tax free money.

I also have a 14 month zero interest Credit card to buy most of the supplies/appliances with 2% cash back.