Things get ugly from there.In my early days, I used to accept multiple unrelated tenants as long as it didn't violate my occupancy limits of two adults per bedroom.

that's all I have done my entire adult life since I was first licensed at 18.. there is a difference in being a retail real estate sales person and using a license to further your investing goals.Its not an easy business by any means to be a retail agent and there is a high burn out rate.. not as high as wholesalers but its at least 50%...If your an ACTIVE investor I cant see how you can do without it.. if your fix and flipping in my mind its mandatory.its about 2k a year to keep sometimes less and If your business does not allow that or like some say the cost is to high then in my mind your not really in the business its a pittance to spend to have access to all the info and be in the club.if your goal is to be a lifelong landlord then work for a commercial brokerage that specializes in cash flow real estate just being there will open up doors.if by chance your very good at sales and have a very large warm market you may shock yourself in how much money you can make just in transactional real estate.. 

I acquired an absolutely beautiful 2 family in Brighton back in February, but I have a bit of a problem...The house has exclusively electric heat. 

Tenant shall irrigate and maintain any surrounding grounds, including lawns, and shrubbery, and keep the same clear of trash or weeds, if such grounds are a part of the Property and are exclusively for the use of the Tenant unless otherwise agreed herein. . ."

The gain related to a primary residance portion of the duplex is sheltered via section 121 gain exclusion. 

We lived in it from 2009-2015, and have been renting it out the past 2 1/2 years - so we won't have to pay capital gains tax on the sale - since we pass the 2/5 year test and the $500K exclusion test. 

I use the Toto exclusively now.

That way I could focus exclusively on RE at that time when cash will be king!!!

If you have second bank account and credit card account, if not, open new accounts, and use them exclusively for rental transactions.

My grandfather has been a stockbroker for most of his adult life and semi-retired to a part time broker in his home office, living mainly on his own stock portfolio at 37 years old (1964).