., that may need it, stain decks, fix loose fence pickets and gate hardware, anything that we know would cost a fortune in labor charges if goes through the PM but we can do ourselves at low cost. 

. ($100)Exterior door hardware should be durable and always look new.

Stay away from the “guru” sales-pitch events - they rarely increase your investment knowledge, they merely empty your wallet!

So I am money in their wallet too!

This town is littered with opportunities to separate people from their wallets.

Seems like it has been too good for too long (low inventory, overseas money flowing in CA/NY/SEA/MIA/ATL and tech money, zero fed rates) but some bad signs are coming (all the major economies are slowing down, baby-boomers tightening their wallets and spending more on healthcare than discretionary, HELOC from 2005 are resetting, wide income gap, Millenniums cant' buy entry level houses, Houses sitting longer in some hot markets due to seller high expectations etc.). 

More to fix, more things to be done .either on my free time or my wallet.

One even worked at a paint counter in a hardware store.

Plus the younger generation prefers other methods of payment.I've used PayPal for security deposits but they charge my tenants a fee.....so it's not attractive for rent.I'm not sure if Google Wallet charges a fee?

Personally, I have a master where every item is broken down into the 16 CSI Master Format divisions where I listed, down to the nails specs, every item you could ever need, and I sourced the prices from hardware stores and specialty stores.Then I had tables for items like: "wall framing" where I included all needed items from the first sheet leaving the qty at some nominal number like 10 feet.