I find that there are plenty of properties where the rents are covering the PITI, millennials and many others just need to pull the trigger.

We like Guesty as a PMS becuase it is not very expensive, and you can automate a good amount of messaging, including check-in and check-out instructions based on several triggers.

I am waiting until I am in the town that I am moving to actually pull the trigger on my first deal but I am trying to evaluate the market and find deals now.

Whats happening in the city is an Aldi just went up on the same block few houses down, across the street from that a very big shopping center is going up with a Sonics restaurant and more, what triggered this is a huge company came to town.

Pull the trigger, re adjust and keep trucking.

He mentioned the DOS clause, in the context of telling me I could do it in two phases if I liked - first deed it to the LLC, which COULD trigger a DOS, then later refi. 

Use a warranty (or special warranty deed) instead to avoid risking loosing your title insurance.Also with your lender you may trigger the due on sale clause.

Maybe they are not used to any confrontation and even the slightest one is triggering them.

Before we pulled the trigger we educated ourselves, like what you are doing.  

The next is being afraid to pull the trigger because they don't know the market well enough.