And I got burned almost every time by being the nice guy.

If they don't clean up their act or move out on their own, then I would be pushing hard for them to terminate and get out before I have to kick them out.Take photos Take photos of any evidence of smoking, such as cigarette butts, ashtrays, stains, or burn marks.

Don't want to have to burn time trying to figure this out as part of a transaction. 

Not necessarily you place burning down but the Fraser River Valley dump a lot of wildfire smoke into WA state from BC.

Throw money burning in the wind paying for your second appraisal.

I got burned over $20K within last 4 months and got nothing from an other marketing company. 

We got burned on sober living due to state under regulation switching to over regulation.

During my journey to obtaining my degree in real estate financing, I have found that single family homes cause a great financial burned if the tenant decides not to pay their rent.

Robert Burns

You are better off making a small investment on your own, maybe a two-family, and use it as a proof of concept.If you don't know anything, trying to source deals off-market will just be taking money and burning it on postcards without the correct systems behind and the incentive for people to call.