for now, i enjoy self managing and am making it work. i do completelyrealize if i am to achieve my goal of a few hundred or more units, i will eventually need to hire a property manager. for the properties i have now, i can handle it myself. i am headed back to the area today and will be looking at more properties on saturday. once again, i really appreciate you reaching out and will keep you in mind when i do finally make that shift.

You have to worry about a changing water table, seismic shifts, water quality, etc. 

The issue is most properties in our area of San Luis Obispo County and even up into Monterey County is that multifamily properties are priced at around 4 CAPs which leaves less meat on the bone for much of anything unless you're betting on appreciation way down the line but we are already at an unsustainable market, we should see a shift in the coming months because people can only stand to pay so much and eventually will realize they are overpaying or will find somewhere cheaper to purchase properties with better returns. 

I had planned to use all the cashflow to buy additional properties every year but if I can only use a portion of that cashflow then all of my goals will have to shift significantly.I guess this begs the question of whether it's better to invest in properties that are more expensive with less cashflow (but operate near a paper loss) or less expensive properties with more cashflow (but operate at a taxable profit).

Yes, we are thinking to shift to SFH or MFH.

Are you looking for a solution that auto populates on shifting stage?

I agree that it would be good to ask your agent for a referral; they'll be happy and you leave the door open for working with them if your focus shifts back to one of their service areas. 

Truthfully, I would shift gears and adjust your search criteria.

The other living situation shift could be people downsizing from luxury A class to B or C class apartments to save money.The lurking danger is a major recession.

I've had to shift my lifestyle many times to get by and I know it can be done, but I'm not personally a fan of the "living below your means" advice.