Ideally, you should consult an attorney who does this. 

The school is great, location is ideal for people who want a small town life without being to far from the city needs (Fort Wayne,IN).

One fix to control heating / cooling costs I've implemented is lockbox around the only thermostat in the property (not ideal). 

State requires you accept paper checks)Simple to use Maintenance requests so they stop sending post-it notes with the rent.The ability shut off payments, or even better block partial payments, in the case of rent arrearsNice to haves are:The ability to securely share documentsBlocking Partial PaymentsNon-ACH online payments, ideally without having any additional setup on my side.I already do all my accounting in a properly double-booked accounting system, so that isn't a priority. 

But my ideal rental is 4 bedrooms, 2 or 3 baths near metro stations.

I think if I can still do that, pull out 70,000 and still own and have cash flow on the duplex in Austin would prob be ideal. 

We agree that's the ideal way for us to deal with risk and reward.

Getting rid of the liability of my primary would be ideal.

I ideally we would love for my mom to live and one of our homes but she needs her own space We have thrown the idea of making her a mother in law suite the back.

The idea of a Home warranty sounds ideal, however, keep in mind HW Companies are in the claim business, less claims filed = more $$ in their pockets.