@Andy MoffitI'm in Knoxville and have referrals for all those needs you've got. 

All the best

I have a handful of clients who all keep a simple log. 

All 3 duplexes were turn key?

You will get to the same answer Ihave.Luckilywe are all the same.

  - Rents in my area for a 3/2 SFR are 1,800 - 2k per month (probably closer to 2k for a brand new house); so the land + house cost is going to have to be below 200/220k all in to make the math work at current interest rates. 

Hi @Charlie KrzysiakIt is all depends on your goals.

At the same time you're figuring that all out, get your brother and friend under a lease, or at least, a written agreement both parties can agree on.

I guess Loyd's of London is off shore :)  but Caribbean carriers not so sure.My carrier on our master inventory policy just shut off ALL of CA..

Fix it.We eliminate as much landscaping as possible: we take out flower beds and most decorative features, ideally, lawn mowing is the only job tenants have to do, because we know that's all we can expect from most.