I can get 10% down, cash flow, get the tax write offs and still control the property (refinance) to deal with any due on sale call.

If your tenant demands they work outside of those hours, then they have to pay the extra cost the contractor may charge for after-hours work (typically 50% more).I recommend you take control of the situation.

this is in our lease regarding prohibited conduct, aka violation of the lease, "criminal conduct, regardless of whether or where arrest or conviction occurs, including but not limited to: manufacturing, delivering, or possessing a controlled substance or drug paraphernalia; engaging in or threatening violence; possessing a weapon prohibited by law; discharging a firearm in the apartment community; or, except when allowed by law, displaying or possessing a gun, knife, or other weapon in the common area, or in a way that may alarm others"I'm no lawyer but the person who wrote this lease is a lawyer, "regardless of whether or where arrest or conviction occurs" leads me to believe that suspicion of illegal activity is enough.

Hi Ann, like you, when it's my money or my responsibility, I'm a controlling type as well, but where you might walk away only giving suggestions, I sometimes hang around longer....The problem is that if you have say XYZ Mortgage or XYZ Capital Lending as a lendinging entity, making loans, you're considered a lender, not a real estate partner investor.

The goal is to have control of my time and make memories with my family - especially while my kids still like me (ages 8 and 10).

Hi Jerry,SF has some of the strongest rent control laws in the country, limiting how much you can increase rent and they also have a strict guideline for eviction. 

But maybe because I have PriceLabs control the pricing.

You get the probate protection, privacy, control, plus the tax benefits of step up I mention above. 

My W2 is affording me some extra time and I want to spend that time building my REI experience.I am a commercial lighting and interior designer and lighting controls expert. 

Roof and attic insulation are key factors in controlling the heat load.Commercial HVAC sizing is based on that plus the addition of heat from air supplied from the outside to replace "stale" air indoors - local ordinances often require specified amounts of air replacement - in an occupied space and also from the number and activity of individuals expected to occupy that space.