Some just make perpetual threatening phone calls.Some start court actions, so they get a money judgment which they can use to at least garnish state income taxes (you can't garnish federal returns).Property owners need to start asking PMCs HOW they will execute their services, so owner expectations can be better met:)

Unless someone else comments with a better idea / option. 

If you're looking for less management intensive multi families that will be a better hedge against inflation, but may not produce much in the terms of cash flow, look at the Class A & B areas of Sacramento, for example, Midtown, Downtown, East Sac, Med Center, etc.

Apparently she is very sick and will not leave her house or meet me until she is better.

We are in the sunbelt states and they have performed great for all of our investors.I would be careful with the "riskiness" cheaper isnt always better.

The second is a growing desire to manage risk through owning better-quality assets where unexpected capital expenses are less likely.

Grocery-anchored neighborhood centers, on the other hand, are highly sought after and often command cap rates in the 6% to 7% range, with better quality assets pushing well into the 5% region.For example, institutional investment manager Nuveen acquired Peachtree Crossing in Atlanta for $21.8 million, or $270/SF, in January 2024.

However, would i do better with a bookkeeper?

for 1050/month all bills paid. they claim this cash flows 3600/month (4200-600). the math on that is they say electric is 90 unit, trash and water is 50 each for all 4 so theres your 600 and say they can provide receipts on all this. it's located  a handful of miles, about 6-8, outside the nearest small town with a wal mart etc.one thing is it seems better apts, in town with 600-800 ft, go for more like 1k no bills paid. even adjusting for the all bills paid part, i feel like 1050 is aggressive on these. otoh near me some crappy tiny apt with mold and everything go for 750, and these are much nicer than that. i think 700-800 would be an absolute floor on what they could rent for.i guess i just have no idea for example, insurance?

Whatever you make today, at todays rates, will only get better if rates go down and rents go up over time.