How Energy-Efficient Windows Can Save You Money" – Educate about long-term savings."

Here's a good breakdown of your options for tax collecting starting Feb 1 based on the new regulations.

They aren't going to magically improve and start abiding by the lease terms but I think there is definitely a possibility that the situation gets worse.I think that's a good point.

What I find to be most valuable: Ease of use, cost-savings and efficiency and here's what I mean: If using an interior designer to furnish your rental, they will hand you a list of supplies + furniture to buy and what I was able to do with Minoan is upload that list as a CSV file and then they come back with a quote of all of the items they can fulfill along with their respective discount. 

Is saving the fee a PM charges worth the potential thousands in cost and headaches?

they perform a service and are compensated.not trying to be critical, just trying to protect you as you get started.

I'm not very intimate with the markets to the north and south, but I would start looking at price to rent ratios and decide what type of rental type and terms you want to invest in.

Starting off you will not do a zero sum investment plus get other people to invest.  

It seems like a simple thing, but reaching out in BiggerPockets about getting started as a real estate investor is a great first step.

Each room will have a separate lease on it with a separate deposit following normal property management practices, and like you said, the leases have different start dates.