First, I'd find a better job and find a bigger shovel to pile cash. $20 per hr. in Settle isn't cutting it. $40 per hour should be the goal.

I am thinking of something that details when they should be calling for repairs, whats considered an emergency, emergency contact info, things they should be doing themselves (furnace filters, shoveling, gutters attached, etc), when rent is due, etc.I have them sign a rules form at the same time as the application, however, i feel having something that is there in a binder as a reminder cant hurt.  

It does not matter if its the greatest deal on the planet, if the team is inexperienced they will get crushed and if there are delays, change orders and issues that arise it can take a project that looks good on paper to one where the shovels stop and project gets abandoned and investors lose.

We set them up to mow the lawn, shovel snow, etc and just send our maintenance team to do repairs.

A pandemic & race riots & Presidential election & potential flare up of Covid-19 again in fall. people just got stimulus money & +$600/week in unemployment. others probably say never time the market. 

Was curious to know what investors in south FL are paying for a new roof.

My wife had student loan debt but I had spending issues but as Dave Ramsey says, I had a big shovel.  

There are not a lot of multi family but there is a huge need for them .. a lot of smaller city's surrounding the big three ( Orlando, Ocala, Tampa) in central Fl are decent and can offer lower cost properties and good returns .. 

Assuming a tenants lease requires them to shovel snow and keep the yard, how does general liability insurance work in the case of injury of tenant or their guests due to slippery conditions?

Sometimes if a heavy truck, like a roofing truck or moving truck drives over the lawn with the pipe under it, it seems to (as in seems to--cannot prove) develop a leak at the drive point.I have seen this with white PVC water feed lines a couple of time.But then again it seems to, as the water takes a few days to surface and by the time a deluge is shooting up above ground, it might be a week or two.Or maybe it was a a coincidence..as I said, to me it seems like a maybe.Both times I've seen this the pipes were about 6 foot down with standard looking backfield covering them (the removed dirt, not gravel, rocks or sand).They were both a quick shovel dig because the ground was mud all the way down.Good Luck!