What does it take to put together an effective MF investment team?

This isn't simply subtracting REI time when you are acting as a PM, this is also "losing" the compounding effect of your time when your PM "job" takes time away from your REI "business".You can always get your lost money back, you can never get your lost time back...so don't lose it.

I’ve asked for police reports, received nothing, went to the house and found no damage or evidence of forced entry.

Do I take pictures of everything before renting in case there are damages when the lease ends?

There are pros and cons to each, and market cycles effect each differently, as does the metro you are in.

That said, assuming no tenant damage (and if it won't net you more rent) I wouldn't renovate if the tenants don't want it.I think the real question is whether the tenants are actually paying market rents.Good luck!

I believe the water damage is the root cause of the mold problem, and I’m considering filing an insurance claim to cover the repairs and remediation.For those who have gone through this process, what steps should I take to ensure the claim is handled properly?

If Seller has an owner's policy of title insurance covering the Real Property, Seller shall furnish a copy to Buyer and Closing Agent within 5 days after Effective Date.

I was thinking of putting the keys in a lockbox and asking the person interested for a copy of their drivers license and Credit card to make sure no damage is done to the property and keys are returned.

Your structure is complex and not cost-effective.