I would recommend you continue doing what you know works.

I thought I was happy with my ROI around 3.5% for my 2/2 condo but as I continue to read books it says I should be closer to 7-10%.

I run an independent real estate brokerage and property management company.

Hi @Francesca Zanzucchi, we use Buildium in our property management company but they do have a minimum monthly fee so depending on the number of properties, it may or may not make sense.  

Those small teams are still out there, many with DBA paperwork to continue branding themselves as "ABC Small Time Local Mortgage Brokerage" that's been around for 30 years that everyone knows, but really behind the scenes they are all employees of "XYZ Lending" along with 5,000 other employees.

The default mode of operation for mini-splits is to run the fan continuously 24/7, which causes high humidity because all of the condensation is being blown back into the building.You can get top tier mitsubishi units for cheap at surplus city liquidators.

There are several skip tracing companies.

Anyone have any good Closing Title Companies that work with investors here in Southern California by Riverside County, Los Angeles County, or San Bernardino County?

And the ability to continue to harvest depreciation over the years with an extremely durable asset is key.Last thing that didn't get mentioned specifically I don't think is the "tide effect" of inflation. 

Sometimes I can and other times I can't as the face of our company, but I totally get the desire.