One of the condos I own switched to a card system and found they had fewer problems with people breaking into the machines to get the change since they contained no money. 

@Jonathan R McLaughlinWith little more effort I can increase the rents at most by 200 increasing the total per month rental income to 6600 that would mean replacing my current tenants (whom I am quite happy with)with new tenants.i foresee a high appreciation in next 5 to 10 years but it's a speculatiive (with some educated analysis based on current trends) my biggest worry now is managing rental property remotely .I guess it makes more sense to sell now if I end up breaking evenI

There are realtors that break plenty of rules and those that don't. 

Estimating a 10% fee from the PM, you will at best break even, but overall lose money (taking turnover fees into account).With the C-class multi, I would put a PM in there, you will probably cashflow ~$200 less per month.

But I’m not in favor of giving tenants anything that can break and then we need to fix which is not absolutely necessary.

There water meter attachments you can buy that measures the amount of hot and or cold water you can put on the pipes that are going to their fixtures.. but I would bet it's a leak.. the water departments usually give you a one time break in that case   hire a plumber to do a pressure test starting at the meter 

I even carry a notepad now, so if I find myself on a 5 minute break waiting for an order, I will jot down any ideas or information I want to revisit later.

When you're getting started it's the people you choose to surround yourself with that can make or break you at the early stages of your career (or career rebrand as in your case).Good luck!

I'd suggest breaking things down a little bit, especially why it is so important for your parents to 'own' a home which is definitely a liability, however it may mean some security.

Feel pretty confident in that number, so based a 75% refi LTV on that ARV.I am not too worried about cash flow at this juncture - I am happy to have close to break even properties on these cosmetic rehab deals.