Your experience is on par with most active buyers in this area.

This is a crucial detail to know when you're investing as an active or passive partner.

There are over 20 active CPAs here in Biggerpockets assisting RE investors with their tax planning.

All that being said, I purchased in an area that has an active community of honest and motivated individuals. 

A renovated older house can pass inspection but once someone is living in it and putting daily stress on the house, there will be repair issues. 

The deal would have to be in a safe location and the operating activity in the business itself could be self-serviced.2.

It seems like a lot of folks use Podio, but I'm thinking about just making a Google Sheet with contact info and using Evernote to keep notes about meetings for active projects.

Is there perhaps another forum that might be more active?

Plus it will help you avoid unneeded stress when inevitably something big breaks e.g the HVAC or turnover that's $5, $10k+.Primary homes are not the best investment, especially with the last cycle that we had. 

She is on a month to month lease.Is it ethical/legal to kick someone out for suspicion of such activities??