I went on vacation last week for nine days. Spent it up in the Cape Cod area doing Boston (historic district), Salem (witch run), Newport (see the Vanderbilts summer cottage- the Breakers) and P-Town (scenic but not my scene).

I wish I could tell you that my phone never rang. I wish I could tell you that for nine days nothing broke down and there were no emergencies. In fact, there were a variety of items that needed attention. The question becomes how do you deal with these issues as you scale in size and scope. I have units in four states. I have two part time assistants.

It is true that these folks will probably not do their job as well as me, the fact remains did they have too? And even if they had to more and didn't, it may very well be a training issue which would fall back on me. It is an awesome feeling being self-reliant knowing you can do it all (at least in your mind). The feeling that I find even better, is knowing you don't have to it all.

Please consider implementing systems, techniques and procedures so that the size of your business headaches decrease. Grinder pumps, bounced checks and other emergencies will still occur, but your outlook changes. These are investments in yourself.

Why don't investors invest in themselves? I suspect that it is a case of "cheapitis" settling in. It is condition that we all have suffered from where you think saving money is more important than doing a nasty job so disgusting that Mike Rowe from Dirty Jobs, says he is out.

As mentioned in another thread, I might have a cleaning company now.

Doesn't sound like a big deal, but just being able to give a lockbox code to someone and know it is done after will add years to my life for sure!

Will possibly meet this week to feel things out.

I think it is multifactorial. Parts of any of the following:

I know how it do it - other people are lazy / ignorant

I'd have to train them - I'm lazy

I'd have to pay them - I'm cheap

I'd have to be organized enough to have a system - I'm busy

I'd have to impart my hard won knowledge - I'd have to have time to train them, which I don't have time to do.

But I have a real problem. If something bad happens to me, my wife can not do this job. She can not manage the rentals. It is not in her wheelhouse to stay on top of all the bills and all the moving parts.

If I want out, what do I do? 1031s? There are lots of questions and real solutions take real work and study. I don't think I am ready to tackle these issues but in 10 years I will probably be on this forum whining about it.

My wife is 10 years older than me. What happens if she gets sick and I have to take care of her and the rentals?

Jeffrey talks about level 5 landlords who are mainly hands off. I ultimately need to figure out how to do that but have been stuck down in the trenches I can't see the sky. As one person I can only do so much.

Yes I will be leaning on the brain trust to help me since my parents and local friends are not a viable source of wisdom.

I still mow the yards of rentals that are vacant until I get a new tenant. I really should be able to call and just hire it out but:

I am cheap.

I like to be in control.

I like to know it got done.

I like it done my way.

This mentality is preventing me from reaching hands off LL status.

Maybe I should call a shrink first.

I have created a lot of systems over the years. I had considered moving out of the state where my rentals are and with that thought, set up a lot of my business so that it can work without me being physically present.

Pardon me if I sound nit-picky and just my opinion, but I believe there is a subtle but powerful LL physiological difference when you replace "system(s)" with "person."

The difference is a sense of more responsiblity and connection when using person vs system for the people you hire for the job and your responsiblity to see that this person does said job to your specifications, which includes acknowledging the person you hire expertise.

When I hire someone, I hire a person, not a company or "system." On my phone, I have the noun "Walter" who is my contractor but mentally he is a verb when we contact each other. A difference that made it easier for me to retire.

Thank you, Ray, for the example.

There was a time a where I felt the cost systems was too expensive. I felt if I exposed myself enough times that somehow the why and the how would just fall into place.

The single biggest eye opener for me was figuring out the cost of a tenant turn over. I realized that between the actual vacancy, maintenance, insurance, utilities, showings, marketing and oh yeah - the actual lost income that maybe that pain in neck tenant maybe should have a different label instead. About that time, I first ran in with Jeffery - I believe he was speaking at a Tidewaters real estate event of some kind. I am not exactly sure what the year was, but it was early 90's.

Tenant service requests come in through Buildium, then go out to contractors to address them. I then follow up with the contractors to make sure they do their jobs.

I have no issue traveling 99% of the time my tenants don't know where I am and quite frankly most of them don't know what I look like and have never met me in person.

Chris,

Do you have contract agreements already in place with the trades?