Hey @Dock Newell JrI hope you are doing well!

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This is not to deride a program like AppFolio, which is well-suited to small companies (under 100 units or so).

Plus, you continue to build appreciation through mortgage pay down, as well as market appreciation as well.Timing is up to you… now if your potential new investment will cover the higher interest rates you see today.  

Hopefully, this first investment will launch our journey in real estate.Here are some criteria we have in mind:Not in downtown SacramentoClass C+ or B location, since we will be living in one unit (we just want a safe location)Units with shared walls, not ceilingsSeparately meteredFairly renovated or well-maintained (not a fixer-upper, but if one unit is renovated and the others need some work, we would love the experience of fixing and renovating)Can you think of any other factors we should consider?

you got 3 out of 4 investments back under control I think you did well being the squeaky wheel..  

I would be interested in hearing about any experiences as well.

Looking for efficient ways to hold title while maintaining recommended safety nets as well as any other recommendations regarding LLCs/Trust/estate planning tips.

Perhaps this is an extreme case to use as an example but I am using this to illustrate a point which is this neighborhood like many others in the country would be well served by finding the correct balance between zoning laws and ease of doing business.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.