Keep track of every property--the address, purchase price/date, sale price/date, profit, rent at purchase, rent at sale, cost to renovate, take before and after pictures. 

We live just outside of city limits and therefore Coconino county. 

RE is always changing and if you have only one niche then well your limited in opportunities and subject to the conditions that exist at the time for that strategy.  

While smaller towns in Kentucky often have lower price points, which means less capital is required, there are limitations to the profitability of these markets.

You have to put more money down and pay a higher interest rate and is limited to only 2% IPC.

You can say the best out of the limited number of lenders they have signed up under their company but not in general to the vast majority or finance options under all banks and lenders.

An investor is going to want to have a specific date they can get their money out of the deal. 

We have a lot of fix and flippers who are really looking to scale, and understand that access to capital is their limiting factor.

When maintenance is scheduled, we send out a reminder, and if they won't be home, they can easily authorize entry.Sometimes, our contractors will contact tenants directly to arrange the most convenient dates and times for visits.

Consider getting a statement signed by all parties which states that everyone has agreed to terminate the current lease early on X date and all obligations by all parties have been paid in full and that the deposit will be kept by the landlord and will be applied to the new lease.