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I believe the optimal time to sell was this past summer but it is still a great time to get out and stash the cash away for the next downturn whether it be 3 months or 2 years.

Try framing this problem as follows given you have W2 (high earner) + investment returns 1) Investment Return Optimization : You can set up LLC /your name etc to manage expenses so that you demonstrate appropriate amount of expense adjusted return/cash flow.

Hearing those numbers, locations and strategies fill me with optimism because it all sounds very achievable with time.

G'Day everyone,I never in a million years did I think I'd be writing this but life and business can be funny sometimes.So we hated property management for so long because it's a very "thankless" gig.Tenants complain things aren't getting fixed quickly enough and landlords complain that things cost too much to fix lolAnd the property manager is stuck in the middle.Long story short, we had to set up in-house property management because that was the only way in our opinion to have a successful turnkey operation.Fast forward 10+ years and "what do ya know"We love PM....The residual and predictable income.The recession "proofness" of the business model.The value it offers to both tenants and landlords.And off course the profit margins once you hit an economies of scale standpoint.We have also fine tuned our operation over the years to almost perfection and established ourselves as the #1 rated property manager in Toledo.Systemize, optimize and monetize is what we did.We are now at a point where we could like to focus on mergers and acquisitions.Yep, I kid you not lolI'd like to buy other property management companies that don't know what they are doing just like we didn't I guess for the first 3-4 years.Looking to stay close to home in Toledo to start.I spent some time cold pitching local companies but they are all too proud to reply in their incompetent management style and prefer to continue running a scam.Any advice from other PM owner folks that are more experienced/advanced than we are would be much appreciated.Specifically on how to find an owner interested in selling.Grazie mille for reading and I'm looking forward to your reply 🙏

with over $5m it does not have to be invested optimally to be enough for your parents to live comfortably.  

The trigger to sell is when your properties no longer provide optimal cash flow or appreciation - or when your goals or financial/personal situation change.

If you agree to buy it, I'll build those three units on it (or whatever you spec) for you and sell to you - you get a house hack optimized for cash flow AND appreciation. 

But when I've done so in the past, I choose items from the menu.

I love the free market and what will be will be, but its a brutal place, particular with how much optimism is built into the MF space these days, and I hope all the folks who left other careers to pursue this can weather the next market shift and the unhappy investors that come along with it.