We're not in a position to drive (21 hrs) up there and supervise anything which is why having a PM is pretty critical.

When wife hired a contractor, she spent considerable time researching and contacting contractors, obtaining price quotes and supervising repairs.

A 7 year old misdemeanor possession charge is not a big deal, assuming everything else checks out alright.Applicant must never have plead guilty, plead no contest, received probation, deferred adjudication, court-ordered community supervision, pre-trial diversion, or a have pending charge that has not yet been resolved for a felony of any type nor for a misdemeanor involving violence or sexual misconduct (whether or not resulting in a conviction).

Real property in a decedent's name can only transfer via:  court supervised probate action, a court order, a foreclosure or tax deed sale.2) Subjective belief or objective belief in ownership is not relevant to a AP in CA.  

Houses that are safe for adults may not be safe for very young children but the adults are required to supervise them. 

Definitions.As used in this chapter, unless the context otherwise requires:(1) "Advance fee" means any consideration which is assessed or collected, prior to the closing of a loan, by a loan broker.(2) "Borrower" means a person obtaining or desiring to obtain a loan of money, a credit card, or a line of credit.(3) "Department" means the Department of Consumer Affairs.(4) "Loan broker" means any person who:(a) for or in expectation of consideration arranges or attempts to arrange or offers to fund a loan of money, a credit card, or a line of credit;(b) for or in expectation of consideration assists or advises a borrower in obtaining or attempting to obtain a loan of money, a credit card, a line of credit, or related guarantee, enhancement, or collateral of any kind or nature;(c) acts for or on behalf of a loan broker for the purpose of soliciting borrowers; or(d) holds himself out as a loan broker.A "loan broker" does not include any bank or savings and loan association, trust company, building and loan association, credit union, consumer finance company, retail installment sales company, securities broker-dealer, real estate broker or salesperson, attorney, Federal Housing Administration or Veterans Administration approved lender, credit card company, installment loan licensee, mortgage loan broker registered under Chapter 58, Title 40 and acting within the scope of its certificate of registration, or insurance company, who is licensed by and subject to regulation or supervision of any agency of the United States, the South Carolina Board of Financial Institutions, or other agency of this State and is acting within the scope of the license; and also does not include subsidiaries of licensed or chartered consumer finance companies, banks, or savings and loan associations.(5) "Principal" means any officer, director, partner, joint venturer, branch manager, or other person with similar managerial or supervisory responsibilities for a loan broker.HISTORY: 1992 Act No. 452, Section 1, eff June 15, 1992.SECTION 34-36-20.

I would gladly take that $100-150 in passive income if I knew that all I had to do was supervise my property manager and make sure he is on point.

How tough should you be on doing contracts and insuring protection against misunderstandings, lawyer supervision, etc? 

In Florida you can't let little dogs out without supervision due to hawks, gators, snakes or other predatory animals. 

So if you can get longer term, more stable renters--all the better.My best "hack" for avoiding both the summer month vacancy and the traditional student/18 years olds (who may need more attention/supervision than I can provide) is to consider the non-traditional year round student.