I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.

That means having procedure and protocol for every situation--or at least, every common situation. 

If you're running a fix & flip business, you'll eventually want to learn how to estimate repairs and independently prepare a scope of work.

What if a tenant fails to pay rent, leaves $2,000 in cleaning and repairs, and it takes another month to rent?

As a PM, I'm authorized to make emergency repairs without owner permission.

She no longer buys warranties because she has found the repairs are often shoddy and slow.

@Sophanara Khoeun For significant repairs like foundational issues, plumbing, and electrical updates, hire specialists (e.g., structural engineers, plumbers) for precision, or a general contractor for coordination if the scope is broad.

I have some upcoming repairs needed that outweigh the Homestead Exemption and plan to make my primary home a long term rental in the next 7 years but the repairs can’t wait.  

Please send them a letter saying that dogs are not allowed as per the lease they signed and getting a dog will result in violation of lease and immediate eviction procedure.

You'll pay a higher rate and may need to have more of your own money in the deal in case of unexpected repairs.