It is also very hard to "perfect BRRRR" in general. 

Sac is my perfect playground.

The beauty of this is he was parked my lawn with his business name on his truck, standing there when a Google maps car drove by a snapped the perfect picture of him working on it.

I don't know where to begin.So my 1st world problem is a 6000{sq ft home on perfect lot - $20k per year in prop taxes.

To be perfectly honest the worst kept secret in Real Estate is that Property Management is the red headed step child of the industry.

One of the reasons for this is that the Sub2 investor may be nervous that the seller will say no.It should have been perfectly clear that the loan was going to stay in her name and you was taking over making the payments on her loan.

Even if you do things perfectly, you can still be sued.

Most lenders want to see at least a year of residency before you buy another primary residence, but even this is not a perfect formula. 

Nobody is perfect, every single person you deal with is going to make mistakes eventually.

In normal circumstances, your suggestion about avoiding a MTM lease makes perfect sense, and it's a strategy we plan to adopt in the future.