Design/pre-plan as much as possible.

They were comfortable with a lower return because McDonald's is a behemoth with a large real estate department who very rarely closes a location once it's opened.

I'm working with a local engineer on finalizing a couple of ready to build ADU/triplex plans that I designed specifically for Oregon for my own uses, but you've got me thinking re: scale in general.  

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

What does getting a NARPM designation do except signal to me that you're a PM willing to spend some money with an association? 

You want residents to feel comfortable soon as your manager says "hi" to them on the phone and in person.2.

Sam, It really depends on your goals and what you're comfortable with. 

We have an investment in College Station, TX and since my wife and I attended school there we are very comfortable with areas where renters and students want to be.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

They have the Sealy Sterling Cool Comfort for a dollar less than this - https://www.costco.com/sealy-sterling-collection-cool-comfor...$74.00 Emerson Sensi WiFi smart thermostat - https://www.amazon.com/Emerson-Thermostat-Version-Energy-Cer...This is the exact one we have in our lake house.