I know I can't have it all but looking for a stable appreciating with some cash flow and a turnkey SFH.

I am not a PL user but I do have pricing software and a revenue manager. 

These are great questions and a great idea to do some due diligence before the purchase.

I spend money on postcards, distressed lists and a website.

Set on 3.3 acres, this home has everything your buyers are looking for: a brand-new septic system, a state-of-the-art wall-hung boiler with radiant heat, and a stunning new kitchen complete with updated appliances and an island for gathering.

For our second home, we installed a Yale lock that has a physical key and a keypad.

I am not able to take equity out of my condo because it is currently on the blacklist due to HOA fixing the roofing and a Fannie Mae rule stating, if more then 50% of the condos in that community are owned by investors, I may not be able to refi.

So even though I lost a deal and commission I won loyalty and a client for life and became very valued as an agent and very successful by getting the money that was deserved and obviously, rightfully, morally and legally due to her.  

A lot of investors who succeed in EC know the tenant base very well and a lot of them self manage.

I just used my attorney as our registered agent, PO Box as our business address, and a separate LLC as the holding company. $50/ LLC and it literally takes less than 20 minutes for each LLC and costs less than $20/ yr. to renew each LLC.