All tenants are on lease and now there is almost zero crime.Our repair cost assumption was wrong, and we ended up spending $15-$18k on each house to repair and bring it to rental condition.After buying, we have spent around another $475k to bring the income from $4200 to $19000 and for various cleanups.Currently, I have following issues:On an average, we are having around 15% evictions and around 30-35% tenants do not pay before 5th as stated in lease, but they do pay with late fees and lot of follow-ups.

I understand its partially my fault for just trusting her without doing my due diligence but this seems just wrong to me...I am currently in the process of eviction and looking for different property manager who I can trust.

I wish they hired contractors at a reasonable price (my guys were cheaper than theirs even before the 10% fee they tacked onto all bills) and one PM hired an HVAC repair guy that put the wrong refrigerant in a 3-4 yr old AC unit.  

There was nothing wrong with my home and I went on to sell it at the full retail value at the time.  

There's no right or wrong way to do it but I enjoy hearing other peoples approach.

I had done a fair amount of research beforehand but I knew with househacking even if something went wrong it would be okay because I was living in the property.

I literally thought that if I did one thing wrong during the process (first time I ever sold or bought a house) they would take everything I own and put me in jail. 

You Accountants out there, if I'm wrong about that, please let us know.  

I've never owned or rented a triplex, but I think the realtor is wrong.

Looks like that this post and thread saved you from doing a wrong deal :)