Maintenance, We had a pool so I know first hand, you really need daily work on a pool. 

So, looking at your bank statement, you can find your “average daily balance”.So instead of keeping this “reserve” you use an overdraft account, or HELOC.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

No one is perfect though in RE if your doing volume your going to have a few that are bummers but at least in our program there is control.. not this feeling of helplessness when you hand your money over to a syndicate and they go dark your totally out of control of your funds..

Thanks For Texting check out Launch Control, Lead Sherpa, REI Reply, ROOR or Textedly - Just depends on volume and sophistication you need. 

While I want to work with investors, do much more volume, and am okay picking up the phone and making calls (he is not).

You may have an advantage since there is very low deal volume in your area, and may have multiple bidders.Good luckGino

Less than 10 minutes and they are done.Self Managed, Low Volume - these folks collect the same rent every month, have minimal expenses beyond their mortgage and find it very easy to collect the few documents they have to report it. 

I don’t know what the costs would be to “scale” from the volume you do now to a volume you’re targeting, but it’s probably a reasonable investment.  

Furthermore, it aligns with the growing trend of home improvements that enhance daily living while maximizing investment returns.