I have developed a great natural friendship with a property manager over the last 5 years or so. 

When one unit is vacant, the hit on cash is more balanced.I'm almost out of Fanny / Freddie loans, so soon, the answer becomes multi 5+ by the nature of the US lending industry.

Geez Jay, it is like having an Ace in the hole with your sage advice.

While the context appears to be negative in nature, several have pointed out the positives.

And that psychological part of human nature that says, "Oh!

In a public forum, you'll get many that failed in getting a good education and they will defend themselves and their choices, it's human nature, but understand those that don't have formal training certainly don't know the benefits, they can't.

Don't feel bad though, you are experiencing a natural growing pain of real estate investment. 8-units is a real portfolio; in my experience most investors start to seriously consider professional management once they reach 8 to 10 units.

There is an incomparable advantage beyond money to doing work yourself. try it, you will enjoy the work and the finished product allot more then you think if it is the fruits of your own labor and the savings will naturally follow.

And by reducing your expenses, you improve your bottom line and improve the value of your building too.We've also switched from oil heated properties to natural gas heated properties and reduced heat costs. 

Prices get pushed up because of the competitive nature of people bidding against each other.