Replacing your current PM with a new, better one should be no more work than putting up your current ones.

All were purchased cash and I have no more money to buy more but know I have to skills to make some more deals.

My STRs are no more than 7 minutes from my house, all 24 of them. 

No more loans for investor.4. 

Just from a logistics standpoint, for such a low amount I'd try to limit to no more than 2 investors and maybe create an LLC and bring them on as partners and maybe give them some sort of role in the business so they aren't strictly passive (an argument can be made that if they're strictly passive you're selling securities).

I'm a little stunned there were no more responses than yours.  

before u buy, chk the student rental policy. where we are no more than 3 related blood tenants can live in 1 unit. so 5 bed homes are harder to sell. bc if city finds out, they will be fined.

NO more contact with this guy.There is a reason that law enforcement oversees the actual eviction (and again, I am assuming that this takes places during your evictions). 

Assuming the two rent-ready units are 2-bdrm, the immediate potential is 56K.Ideally you would want to pay no more than $250 for the property as presently operating, but that's likely not an option.  

no more than 20 minutes to the beach.