And they'd be able to use the additional depreciation to write off regular income and save about 5k on their taxes.So what is the real return on their 95k investment. 

But a clogged toilet that's because of regular wear-tear over the years?

Sunghee Section can be great if done correctly.We recommend screening Section 8 tenants just live regular tenants and doing all the background checks.Many, but not all, S8 tenants have entitlement mentalities and in additional to being hard on properties, (causing lots of damages) they expect you to do everything for them!

If I supplied the cash and sweat equity, how likely is it for an experienced investor sign on for a fee rather than a share of equity?

I had 125% inputted for Repairs and maintenance, 75% for Vacancy and 125% for Capital Expenditures 😅 just switched them all to regular percentages and it's now showing negative $1,030 cash flow with $3,530/mo expenses.

I enjoy managing my own rentals and like being able to regularly visit my properties.

I'm really bullish on Clarksville.It's the 5th biggest city in TN, is continuing to grow, has a decent sized university, and has a steady supply of renters due to to it's proximity to fort Campbell. 

Reno has geographic constraints to building that is squeezing supply driving the appreciation vs Vegas where there is still room to build on flat land.  

This is one of the reasons it is regularly recommended.

My agent helped a lot when I was just a regular buyer but could hardly grasp the concepts or details/numbers in investing.