Property management companies for the most part are all about the quantity of properties they have rather than the quality of properties and the quality of their property managers.

For me, it always makes more sense to replace them now and when I sell in 5-10 yrs I only have 5-10 yr old cabinets that aren't that bad. 

Yes, I think the other homes around my price point have been on the market for a month, but yes they aren't as nice as mine.

@Joe Delgrosso you aren't doing anything wrong.

But don't overlook these expenses just because they aren't a "fixed" expense, like a mortgage payment or property taxes.  

Otherwise, get a better realtor if you aren't happy with the one you have.

The Warren group also reports state statistics, the difference being they report ALL closed sales which includes those that aren't publicly listed.

I intend to keep acquiring [cash flow positive] rental properties through BRRR and hold them long term.I have quite a bit of friends and family who also wants to 'invest in real estate', but don't have the time or are in geomarkets that aren't ideal for the BRRR strategy.Have any of you partnered with multiple investors to raise a fund that is specifically used for acquiring longterm rentals?

In the grand scheme of things, the things that seem really big in the moment aren't very big at all.

The TX legislature updated the law in 2018 to remove the "once an A6, always an A6" issue, but I've found some lenders aren't aware of the update and I've had to point them to the language in the actual law.