It seems like the common theme for investing OOS successfully is creating effective teams and systems in the market you'll be investing, and having solid, reliable property management who you communicate with regularly.

Then they set the limit so tenant contribution is no more than 29% of their income.  60% AMI (most common) means the qual income is $36K for 2 people (avg income being $60K). 

It’s common for people to creat LLC’s names the street address of the property — that helps with remembering the property and associated LLC, but not so good for brand name recognition

In that case, I'd look no further than BP - there are about 20 of us here that specialize in RE.Both hourly rates and advisory packages are common.

You see the common routine for realtors, is empty the house and run as many people through there, as possible.

A real estate professional is one who:(1)works 750 hours or more in a real estate trade or business in which the individual has at least 5% equity and materially participates, and(2)more than half of the services that the individual provides are in a real estate trade or business in which the individual has at least 5% equity and materially participates.For your common, non-equity W-2 employee who works full time, this makes it not impossible to qualify as an RE pro, but highly improbable, as your average full-time employee works around 2,000 hours in a year, give or take. 

The only common exception is when people happen to sell to someone they know.

That is pretty common. 3.

If the neighbors do call the sheriff, is it common to get away with a warning first? 

Hi there,I'm currently in Vancouver, BC staying with my common-law partner.