My ultimate goal is to have $10k net cash per month from my long term rentals.

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Ultimately it is a judge who decides what a reasonable charge is. 

Also, compared to the stuff I deal with in my day job (IT), it's not that bad, and ultimately, I'm in charge, so if a tenant or a contractor is not working out, I invite them to leave within the law in my state.

We're great at finding deceased owners, and working with the Heirs to name a Personal Rep, and ultimately buying their property. 

Ultimately property management is the service business, and people should be treated as such (even though it can get tricky).

Again, ultimately we got through it but it is not for the faint of heart.

Ultimately I am worried about protecting our business's reputation, the safety of our tenants, and having a viable rental. 

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I think that the assumable mortgage is the ultimate trump card for the house-hacker in today's market, and it is where I'd be looking if I was getting started in real estate today.