Incredible work, maintaining such a low vacancy and managing a smooth transition.
How many rentals would you feel comfortable self managing?
Even my best property manager would suffer 3 weeks of vacancy in between tenants and usually longer. Showing the rental while occupied generally does not happen.
Good question on maximum of self-managing. If all of my rentals were local, I think I could manage 10, but I would hate my life. I think I could comfortably self-manage 5 without it being too stressful. My niche is that I teach community college and do not work May 10th to August 10th. I do 80% of the work of self-management and repairs during my 3 months off during summer.
I'm currently at 3 rentals (4 doors), but they are not local, so I am pretty close to my max. The closest one is a 3 hour drive. The other two are out of state. Within the next 2-3 years I will probably sell one rental that is out of state and buy a local duplex.
Rental #2 and #3 are college rentals and typically do not have any vacancy because of the cycle of the academic calendar. Rental #3 is going to be a family for the first time in 5 years. I am interested to see if they will be more work or less work than the college students.