This may have the additional benefit of having your tenants kick the roommates out.Charge them for someone’s time to go over and pick up the garbage.Increase inspections to quarterly and let them know.

So basically, my tennant will live rent free, Ill pay his $280 quarterly water bill, and if I decide to sue him, I will get about $30 from him...his pathetic life savings.

As far as permitting, not generally required but you must file bed taxes monthly or quarterly with the county and state, so its wise to use a property manager that can handle this all, in my opinion, when you're out of state.  

I am considering adjusting the minimum rate up quarterly until I see a change in reservations/bookings activity. 

Everything else requires due diligence, background checks, monthly or quarterly calls, and so on, even if you're on the LP side.

They sell in hours of being listed, often multiple offers, though only a quarter are cash.

I did speak to XenCall and the only reason I haven’t switched is mainly because the payment isn’t monthly, but quarterly and I’m not comfortable paying for 3 months on something that I don’t know too much about and at the same time having to get cold callers adjusted to it temporarily or permanently, which can be a hassle.At the end of the day $100 plus or minus a month on a subscription is definitely not as critical as the quality of the cold callers, scripts, and systems you already have in place.I’m sure you know in this business that one deal will make up for everything and I think that’s what we should be focusing more on.Once we get more deals and systems are in place, getting other software that’s newer or more expensive might be a route that I’ll take.

Some do monthly, some do quarterly, some do semi-annually, and some do annually.

...in-law suites, carriage houses, apartment garages, etc...all are names for places that can be separate living quarters.

You could look at net cash flow of the month/quarter/year/etc.