Is one better over the other or do you just get the data from the source directly (gov pages)?

The Contractor is wrongly blamed for job over-runs when it is usually the clients fault.

Yes I have known it to work because the owner is not a push over, enforces policy and can make it run good......however, do you have the right personality to do this, AND if you move out can you continue to have the house run smoothly with no one in charge.  

Three Months ago, low to mid 6's were available.Rates are going to continually fluctuate but if you have a way to earn 10+% on your capital, the TIME you are not using it is going to cost you way more than the extra .5% per year will.You are walking over dollars to save pennies if you are waiting for the perfect rate, half of the people who held out on getting mid 6's were waiting for high 5's.

It sounds like you are overly confident in your Excel spreadsheets..... 

waste of time utl is not reponsible.. turn it over to insurance

I saw someone I know who I respect a lot who just created a raising $ course and they struggled to raise a few million over the past few years.

Often they like to ultimately buy their properties and will pay over market value so they don’t have to uproot the established program to stay in the home they’ve been renting.

Similarly, quality dividend-paying companies often retain some earnings to reinvest in their business, increasing the company's (and your) value over time.

And I used all my rental mailbox money over the last 9 years since I first started investing to buy more and more.