She is 50's, and "learning to walk again" after some major disability a year or two ago.  

Your journey is inspiring ,from flipping homes to planning group homes for adults with disabilities, you're blending purpose with smart investing.Your flip numbers look strong with solid margins, and Northern California offers great opportunity if you navigate zoning and licensing carefully.

Whether you hire a service will depend a lot on whether or not you already have someone you trust to plow and how many units you have, also if your tenants are capable of maintaining the exterior themselves (elderly/disabled tenants may have difficulty etc.)  

Keep clean job-costing between them.CapEx vs. repairs: Use written policies (de minimis safe harbor, routine maintenance) to maximize deductions and avoid reclasses.Cost seg on keepers: Especially on new builds—bonus depreciation can supercharge year-1 losses if you materially participate.Accounting nuts-and-bolts: Standardize budgets, WIP → placed-in-service checklists, and a closeout package (basis, 4562, rent-ready date).Financing: Bankable pro formas + leases; consider DSCR loans on stabilized assets to recycle capital.If you share your first target deal (hold period, bed/bath, est. rents), I can sanity-check entity setup, tax angle, and a simple “from WIP to placed-in-service” checklist.

That simple routine turns clicks into conversations and conversations into closings.

In my market they routinely pay 3 weeks late and the contract precludes them from paying any late fees as long as the payment is not more than 30 days late. 

And when a bulb dies, it’s a $2 problem for the tenant, or worst case, the owner on a routine inspection to improve quality of life instead of a $40 fixture + the labor to install, turning a $2 bulb into a $100+ repair!

BAIT election), and death/disability clauses.

If your in a wheel chair heck yeah you have legit disabilities.

My view is if you hire out virtually al, the work and have systems to automate the routine, the number can be real high.we have mid 20s but the 4 STRs have either a PM or a co-host which puts us ~20 units self managed.