Once you buy one, you'll probably buy more.Some suggestions:1) Us Quickbooks and set up Classes for each property and subclasses for each unit. 2) Scan EVERYTHING to either Google Drive or Dropbox. 3) Create a consistent folder-tree convention, example:   Main_123 (property address with street name first)   -General Property Info   --Insurance   --Property Taxes   --Title Docs   --LLC DOcs   --Purchase Docs   --Loan Docs-Utilities-Maintenance-Leases   --Folder (LastName_FirstInitial)-Advertising-Rental License-InspectionsAppliances & Mechanicals (pics, model tags, warranties, etc)4) Create list of consistent naming conventions for files so you don't have to open themExample: yyyy-mm-dd Main_123 Water Bill mm-dd to mm-dd $xx.xx               Lease Main_W_123_#unit (LastName_1stInitial) $RentAmount EXP yyyy-mm-dd5) Create a great lease by reviewing several from online, then have attorney review for compliance with state & local laws.

Yes, I agree that any needed maintenance work is just needed and expected (roof, mechanicals, etc) and not substantially change any values, so to focus on what may attract good tenants and higher rents (adding a deck or dishwasher, etc.). 

Michigan has no laws about appliances - not to be confused with mechanicals (furance & hot water heater).Your liability depends on what your lease states.Our lease states appliances are supplied for tenant convienence, but we don't have to fix them.Of course, tenants NEVER read their lease and alwasy seem to think they're staying in a hotel and a landlord has to do EVERYTHING for them.So, in realtiy, we fix appliances for good tenants so they stay.

There's no need to discount your services- when your mechanic fixes your car, do you think they did a terrible job if they didn't give you a discount?

I find it best to instead review costs based on scope category budgets 1st- ie kitchen/bath/open space/mechanicals/landscaping etc. then new construction shell scope budgets including pre-con.

A problem with electronic gates is it they are often very simple to open by disconnecting the chain of some other mechanism.

I currently am a mechanic/commercial truck driver that is determined to be financially free!

I'm a 25 year old, mechanical engineer, obsessed with fitness and health, cars, travel, and obviously investing.

Do I drop 2k on a mechanic for the work?

It all comes down to time, money, and appetite for risk in my opinion (I'd add genuine interest, but the fact that we're on a BP forum likely means you're interested in the mechanics of real estate instead of just seeing it as another investment tool).