yes, on paper it makes sense to run by the room because you can technically maximize your rental income but you have to consider the following things:- who has control of the thermostat?

For anyone considering this, it’s probably worth consulting with a local land-use attorney or planner to navigate the specifics and make sure you’re maximizing the opportunity without running into red tape.

Also, monitoring contractors/sub contractors and keeping everything on schedule can be very difficult remotely.If you're buying turn key properties out of state is fine and a property management company and a good handyman can resolve most issues you'll run into.

We've run 3 MTRs since December 2020.

It's like Whack-A-Mole: don't think about bad things happening until they do, then panic and run to BiggerPockets forum for advice.

Thats how they run their business.

While state specific leases are simple and can work, spending the extra investment and having a real estate attorney help create one for you will likely create more value/protections and save you money in the long run

I guess I would really want to run numbers to see where the benefit is.

I would run numbers in various scenarios over at least a 5 year time line.

You've probably heard of big Landlords losing property, but only because they were flagrantly violating Fair Housing, running a slum, or otherwise violating the law in an egregious manner.