I think of real estate like the stock market and dollar cost averaging -- buying in to a market on a routine basic regardless of cost -- is shown to be best. 

Your state law requirement of 21 days for the security deposit disposition is strict. 

A traditional sole ownership property will cost you approximately 5% of the total value of the property to sell based on fees we are all used to paying (and you are paying all of that out of your equity, regardless of how much debt is on the property, and without a return of capital clause).Again, simplify your analysis to a strict understanding of the property level analysis inside the portfolio - something you've likely been doing on your investments to date.

Be cautious of cities that aren't proactive in job attraction; too much growth can lead to strict building regulations, affecting housing value.Other Factors- Favor cities with a crime index that has consistently decreased over a decade.- For appreciation, I look for a minimum of 2.5% YoY growth in median house values over the past 20 years but I don't use this explicitly in calculations.

Google search "My 4 AM morning routine". 

Our property managers who were routinely asked to achieve nearly impossible asking rents could not understand that the budget was not infinite.I tried to reduce the process (and friction) to focus on safety, functionality and curb appeal.

We routinely get 15 month renewals, 60 days before the original term even expires, by sending a simple letter.

In response to the DUI, everyone's going to have their own opinion on that as well, it just depends on what you wanna do.I agree that you need to have a clear and concise intake routine, being able to get past subjectivity is key when taking in new tenants.

Depends on if you want to owner occupy the next one or use it strictly as an investment.

Rent control is another strong factor as many cities have super strict rent control for duplexes and up with Oakland and San Francisco leading the way.