Hey Emmanuel, Determining your ROI isn't about conforming to a standard "norm" because each deal you encounter will possess its own distinct characteristics.

I have not had any luck finding a single piece of tile or solid surface for the 60”x 60” (ish) main wall. 

What you want to do is combine pieces of both of your options together. 

A 10-foot-wide house was built 'out of spite' on a leftover piece of land in Florida and is selling for $619,000.

We wouldn't use it the field because of legality issues with claims they make, we use something a little much more concentrated, but it's great solution for someone who's trying to DIY it.Tests can be great to minimize the what IFs people have and to get a tenant to stop bothering you about it, we have worked with a number of landlords in the past just giving them information so their tenant had some piece of mind.

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

So far, we've pieced along different elements of this (different tax person each year, no LLC to one to now 2 this year, haven't yet used a bookkeeper...)trying to streamline systems and have a solid foundation for our fairly new and growing real estate portfolio. 

I do want to go ahead and refinance and pull that $100k plus to buy another piece of real estate and continue cash flowing for now.

Schedule E the piece the IRS put out about moving rental from Schedule E to Schedule C was because someone provided services above and beyond what would occur at a typical rental so they treated it like a hotel.

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