I do have my limitations, but if the tenant is otherwise responsible, pays their rent on time and does not destroy my property, I can deal with the weed.

Postcards for example most people hope for 1-3% response rate.

Plus, if you want to scale quickly, turnkey providers make it easier to buy multiple properties without worrying about finding each one individually.If you’re feeling comfortable with taking on a little more responsibility, you could also buy directly through an agent and work with a property manager to handle everything.

@Jonathan Greene you didn't, that comment was more in reference to other responses on the thread.

These templates cover various aspects of subcontracting, including responsibilities, materials, and liabilities3.

The shelters and foster networks are incredibly overrun, and I want to be responsible and not hand them off to random or possibly cruel strangers.

It is really helpful, that you are so responsive and share your thoughts. 

My response will focus on your option #3 "Continuing to rent where we live, and buy a separate property to rent out"A while back I lived in rental property but owned rentals in another state.

The owner can designate a host who shall be responsible, and authorized, to act on the owner's behalf to promptly remedy any violation of these standards or the permit.

I have found that most have had a positive response to having section 8 tenants.