Just that there's many more moving parts compared to other suggested investments), but the net is that my money is earning between 3.9-5% while it's not working, is instantly available, and incurs no trading fees (so I can efficiently park small and large amounts).

I also have a bunch of my favorite crock-pot recipes in there.

Guessing your taxes at 2500 Yearly and a vacancy rate of 15% and a purchase of 190K + repairs of 30K and without the P&L from the owner (using Standard capex and costs) your estimated net is 11,904 yearly (without out taking into account Water Sewer Garbage Gas Electricity Lawn care Pool Maintenance) that is a caprate of 5.4%.  

I visited 4 times in the first year, but just after the 14 month's rent went late, I got a registered letter in the mail to inform me the house was raided and my tenant busted with 490 pot plants in the basement!

I'm working on getting a new realtor to pull comps for me, haven't heard from the first one I talked to since Monday, she sounded a little miffed about the fact I was asking her to do work for me on a FSBO (although I did try and sweeten the pot by saying I was trying to build a relationship with someone for when it comes time to resell.)  

. $100K net is not that hard to get to.

So glad you wife got you off the pot.

Having the government as a "silent parther" as @steve Vaughn call it with 40ish% of the net is a tough one to swallow without a cash cushion.  

So an excavation company or a pot hole filling company?

(It doesn't matter whether you have vacancies or a manager, these expenses are assumed, by convention mgt expense is always deducted, vacancies are assumed so that an average year can be assumed and net is not distorted for a year in which you can not fill a unit, or a year in which units are filler 100%.