I continued the repositioning by improving the externals of the building.

I like having an external camera system to monitor for crowds.

Do they have good, solid controls, checks and balances, and internal/external audit procedures in place, etc. 

Now no one can tell you how to create your business, a big part of it comes out of working in the business over time.Just for "working the deals" area you mentioned, there are multiple tasks and systems that could be built out within each of these:- Internal/External Administration (loan boarding, document management, uploading data into your database, letter campaigns, recording an Assignment, etc)- Borrower Management (discovering if properties are vacant, borrower intent, etc)- Potential Exit Strategies (which are based on the asset category you're working within - but could include processes for REO's, Loan Modifications, Deed-in-Lieu, Foreclosure, etc)- Risk Management (senior lien monitoring - with 2nd liens, taxes, insurance, general legal, compliance, etc)It may be too much to put into just one forum post but this should start give you an idea of the tasks at hand.

An agent can go pretty far with just a quality CRM like Zoho or Podio (free versions to start) to keep them on track and whatever data-oriented tools they need external from the MLS.Start looking at 'transaction' brokers that only charge you a small fee per transaction with a higher % of commission split.

You can't control everything, but you have a direct say in how you respond to external events and there are many options to reduce expenses, market to different tenants, find alternative uses for the property etc. 

The HUD changes were specifically meant (check their wording) to address the flagrant fraud involved in the whole ESA scam, and to make the requirements harsher, in fact stating that an online letter, by itself, is not adequate to establish the right for an ESA.Reasons a Landlord can deny an ESA:1) It causes a financial burden2) It causes a potentially dangerous situation3) It causes a hardship to neighbors4) The building is 4 units or less and the landlord lives there5) The property is a SFH rented without the use of an agent6) The ESA has caused significant property damage in the past7) Insufficient or fraudulent documentation is provided8) Illegal breedsHere is a good, fair site for info devoted to landlords: https://landlordgurus.com/emot...

I back up my move-in and move-out videos on an external hard drive. 

Also, having a negative slope into the property is a big reason I see water getting into the basement.The one solution that Matt did not mention, which should probably be a last resort is an external or internal french drain.

I would like to run the rental through that LLC to protect my second home and our external assets.