Keep in mind they will also spend far more time raising capital and diverting their attention outside of managing the investment which is adverse to your objectives.  

It is called household formation.

IMO, it is the lack of education (not schooling, but how to clean, teach your kids to respect their living space, etc) that causes the issues, and you have that whether it's a single adult household paying with a voucher, or a two adult household, who both have low pay jobs. 

I don't give on my net after depreciation ect, but I also don't give on the 50K I spend on a unit's rehab.

My recommendation would be to partner with Realtor for referrals so you can spend your time on what you do best.Either way, with your criteria being so specific, you'll likely end up with quality leads and an additional income source!

Meaning, if you spend money on ads you are expecting an ROI correct?

Tenants, "go into Holiday-mode" and start spending disposable income (and racking up their credit cards) on Thanksgiving feasts & trips, Xmas presents & trips, and finally NYE plans.3) Income Tax Refund checks start being received towards the end of February and corresponding, the rental market starts picking up again as tenants payoff their “Holiday Hangovers".4) Spring Fever starts, sometime in April-May, causing both sales & rental markets to start picking up.

I want to spend more time with family while growing my portfolio.

For instance, if you make $500 in cashflow a month but you spend an additional $1000 for rent are you really ahead? 

She wanted me to spend money hiring an electrician to certify something that was not a real issue.