There seems to be a lack of due diligence before properties are listed, and when questioned about the discrepancies between advertised and actual returns, the responsibility is often shifted to third parties.While it is true that there are properties within their portfolio that do cash flow, finding these requires careful due diligence on the part of the investor—just like any investment.

Maybe when I'm an ol' head exiting the growth phase I'll start caring about paying them down, but I'll do that with cash flow not borrowed money.

But I also have to have a care.

I would just be careful hopping back in now as interest rates and low inventory are making it very difficult if you aren't finding your own off-market options to buy.

If I donated to the aids health foundation expecting it to go to aids care or research, I would be very disappointed with this use of the money. 

I'm wondering what tools and resources you all use as rental owners and investors to get or keep your financial ducks in a row?

That all makes sense to me but it makes me wonder how can you be "financially free" or even just start building wealth if you are 100's of thousands of dollars in debt at all times.

• Should utilities, internet, or services like snow removal/lawn care be included, or not?

Hi Mike-Congratulations on being a first time investor and you are wondering when to start using a property manager.The property manager is probably the most important person on you team.

@Jordan Kaylor I was wondering the same thing.