Then I found the physical inspections to be easy as I wasn't a slum lord and actually maintained my units.

Sell house, deposit check, take out initial deposits, split balance 50/50, close account and move on to the next one.I would also suggest if you are both physically working on the property that you agree on an hourly rate and pay it if one person works more hours than the other.

The fundamental problem is that it became physically impossible to build a property under 350/400k in southern Ozaukee.

All you need is for someone to serve papers....and someone to be present when the physical eviction occurs.

The hardest part is the physical interface for everything. 

There is a case right now in front of the supreme court for companies having to pay sales tax if they sell an item in a state to a consumer even if they do not have a physical business there. 

BUT, if the tenant never calls (which most don't if they simply disappear) they become delinquent by the utility company and then they come out and physically disconnect the electric and Gas REGARDLESS OF THE LANDLORD STATUS INFORMING THEM TO SWITCH OVER.

Im about to put 3% down to book a townhome is milpitas. i haven't visited the physical site yet but got on their priority list through their web site. 

I believe the 1.3M was assigned something like 800K in land value and 500K in re-design and physical improvement cost (we had an approved but not yet built 45 unit apartment addition to the existing 135 units which required design revisions).

There's no hustle needed anymore, no marketing needed, and just a bunch of physical work and way too many customer inquiries (a weird thing for an entrepreneur to say, I had a mini third-life crisis coming to terms with admitting that at first) .