I’m looking for actionable steps with hard numbers to find that deal, make that first decision. 

Most importantly, how can I set realistic, effective metrics to guide my investment decisions?

You want to be understanding and not "kick them out", but at the same time let them know you operate differently than the previous owner and if they would prefer not to operate that way that's a decision they can make.

Investors trust someone who knows how to analyze financials and make sound decisions. 

Good luck in your search and decision, I'm sure it will be a good one!

I’m glad to hear you are happy with your returns and your decisions. 

I am asking for any guidance on what else to look into for MTR to make sure this is the right decision for my mother-in-laws property.I appreciate your time reading my post and answering my questions!

They don't know how to properly qualify an investor.Check around before making a decision.

The model won't be perfect, but should be a very helpful decision maker for when you can safely leave your W2 and establish your budget going forward.

However, after dealing with the constant headaches of repairs, complaints, and other issues, I made the decision to shift my focus to larger commercial deals in partnership with others.I have co-founded a coinvesting club, allowing me to diversify my investments across multiple deals.