The only other question I have is at which point do you own enough units to start implementing or using a property manager?

I will say, it could be worth considering a shot at an actual software solution built for DIY landlords (1 - 15 units) that helps you to automate some of this (ie. compared to other tools, one that helps you to actually build a single listing and syndicates it to 10+ major listing sites, but also allows you to schedule showings, provides you with super thorough tenant screening options, online digital leases which can be customized and help you by breaking out those fees, automated maintenance tracking, and fast rent collection which also offers your tenants the ability to report their positive on-time payments to the major credit bureaus; just another positive reinforcement/added incentive to get them to make those payments on time).

You could also look into metering each unit and implementing a form of consumption bill-back to offset your electric expense of operation and perhaps pad the maintenance budget for the upkeep of the systems. 

@Barry Pekin @Khalid Bryan thanks for the sound advice and love the positivity guys, going to implement it.

This I hope will allow me quit my day job and work as an owner of my own physical therapy clinics where I may franchise in order to protect myself from automation and give back to the community in ways of health and wellness, education, and chronic pain treatment. 

What would you suggest as a first good strategy to implement for someone's first BRRR?

When the city started implementing a supplemental tax a few years back she alerted me proactively since it affected my units there.If you plan to invest in the city I'd recommend taking her out for coffee as she's been there, and managing units there, for a while.On the middle school project in particular, the most recent update I have (from April of this year) is: Tai-O Group requests extension for middle school project.The part of that article which concerns me most has nothing to do with the middle school project actually, but the following:"[The developer] said the continued delays on the project are due in part to the high turnover of leadership in the city’s Planning Department since he first approached the city almost three years ago.

I believe mail, text, rvm, email should be scheduled and fully automated.

I will say, it could be worth considering a shot at an actual software solution built for DIY landlords (1 - 15 units) that helps you to automate some of this (ie. compared to other tools, one that helps you to actually build a single listing and syndicates it to 10+ major listing sites, but also allows you to schedule showings, provides you with super thorough tenant screening options, online digital leases which can be customized and help you by breaking out those fees, automated maintenance tracking, and fast rent collection which also offers your tenants the ability to report their positive on-time payments to the major credit bureaus; just another positive reinforcement/added incentive to get them to make those payments on time).

Or maybe starting a Neighborhood Watch community and implementing the necessary signage COULD help deter some of the crime.