My response has been that a professional does preventative maintenance annually and confirms working order of the AC.

If you are looking at condos, those can be a good option too even with the HOA, because of the lower maintenance and with the added amenities like pools, lazy rivers, etc.

Let's break down the pros and cons of each approach:Forming an LLC in the State Where the Property is Located:Pros:Compliance with Local Laws: Establishing an LLC in the state where the property is situated ensures compliance with local regulations and laws specific to that jurisdiction.Legal Clarity: It provides clear legal jurisdiction and may simplify any legal proceedings related to the property in that state.Perception: Operating with a local LLC may give tenants and local authorities confidence in your commitment to the community.Cons:Additional Costs: Setting up and maintaining an LLC in another state means incurring additional registration fees, taxes, and possibly hiring local legal counsel.Administrative Burden: Managing multiple LLCs across different states adds complexity to your administrative workload, including extra paperwork and compliance requirements.Tax Implications: You may face tax obligations in both the state where the property is located and your home state, potentially leading to double taxation or complexities in tax filings.Managing Through Home State LLC:Pros:Simplified Management: Handling all properties under a single LLC streamlines administrative tasks, reducing paperwork and simplifying tax filings.Cost Savings: Avoiding the need to establish multiple LLCs in different states saves on registration fees, legal expenses, and ongoing maintenance costs.Consistency: Uniformity in management practices and legal structures may contribute to efficiency and ease of operation across your real estate portfolio.Cons:Legal Exposure: Operating out-of-state properties under a home state LLC may expose your personal assets to the laws and liabilities of the other state, potentially diminishing the liability protection the LLC offers.Compliance Challenges: You'll need to ensure your home state LLC meets the legal requirements for conducting business in other states, which could involve additional filings and fees.Perception and Credibility: Some tenants or local stakeholders may prefer dealing with a landlord who has a local presence, which could impact your reputation or relationships in the community.Ultimately, the decision depends on your specific circumstances, risk tolerance, and long-term goals.

Renting out the house doesn't sound like it will make money or break even every month, once you account for vacancies, maintenance, increases in tax/insurance, and turnover costs... unless I'm wrong there? 

Getting caught up in routines that don't yield results is easy, so this is a great reminder.I also love the idea of connecting with someone locally and getting hands-on with their projects.

Great system and good checks.Some other good ones are:mysmartmove.com (transunion)TurbotenantAvailRentspreeI'd just see what's going to work best with your overall property management system... aka how are collecting rent, communicating with tenants, collecting maintenance issues, etc.

If you have more than one LLC, each LLC should have its own set of accounts.Checking: Collect all income here, then use it to pay bills, the mortgage, or maintenance.

Rents will need to increase to keep up with the increase in property tax, insurance, maintenance cost etc.

I manage my own rentals and I also do all my own handyman/maintenance repairs.

@Katie P.It seems that Quest is exiting the Solo 401(k) line of business.The company SEPiraK provided software for Solo 401(k) recordkeeping to Quest.I understand they are planning to to offer recordkeeping and plan document maintenance services to Quest clients with no cost to transition.