If the issue is more involved or personal (for the tenant), I would probably choose to speak over the phone about it, BUT if there is a result from the conversation that I wish to document I can send a follow-up text to do that.

And I want to rent out their home to produce cash flow with low interest rate, which they have. 

I would take the gamble that rates will fall on their own over the next 3 years and live with the result. 

Nothing wrong with it and I know for many, it is a great income producer.

Don't need to know everything, but need to be responsive, find good answers and provide results.

Sellers and agents often inflate prices based on potential income, but like you said, you want to base your investment on what's actually being produced right now.

Here were the results: I have now moved out of the home and I am cash flowing roughly $1k after all things considered (I self-manage).I regret a few things, but feel unbelievably lucky and grateful with how it went (especially with the timing of the purchase and refinancing). 

However, holding on to a dud property may result in significant financial losses.When is the best time to sell an investment property?

That’s how you start getting interest in your property.But here’s the thing – a lot of people stop there and wonder why they’re not getting the results they want.

I will post my story on here... it resulted in a more than 8000 loss... and water bills which were not paid, and which Northpoint was supposed to assist in transfering to tenant's name.