Remember that although you’re paying them $36/hour, they have travel time to and from your place, and gas and upkeep on their cars in there too.

If I leave my brokerage, is my referral agreement no longer valid because the agreement states my old brokerage and not my new brokerage? 

As such, those engaged in these practices are required to have a valid real estate broker license.

It will be self managed, I will be near the unit (less than 5 mins away) to clean and take care of any issues.My numbers:Approx Value of Home $240-280kCurrent monthly cost / $860 mo (mortg,ins,tax)Utilities / $250. mo (elec,gas,water,trash,internet)Cost to run as AirbnbApprox monthly cost with STR insurance ($250/mo?)

Through all of my previous projects I've had W2 income but don't have that for my current project: converting a 1940's gas/service station into a coffee shop and bar.

Is it valid to evict her with just-cause? 

@Tim GoddardI think this is a great and valid question.I'm still looking for BRRRRs - I'll BRRRR if I can break even on the rent when done and force a bunch of equity. 

Just looking to validate my own thinking.

Two days of your time, $150 in gas, $150 for a hotel?

Then there is an entrance from the back that leads you into the kitchen, plus you can enter from the main entrance in the front that has stairs that lead you to the other end of the apartment.Yes, you make valid points; it might never happen but you never know what could happen in the future, so it's something I also need to think about.My previous tenant that was living there, was there for 20+ years and never had a complaint about the heating/cooling with her; so hopefully this continues with the next tenant.