I'm just providing a neutral personal anecdote. 

Yes DFW is a hot and close to Neutral market.

I want it to be totally neutral 3rd party to collect the money, pass it on to the trust, make sure the loan is paid back as appropriate, issue monthly and  year end tax documents etc    That way everyone in the trust is on the same page and give everyone full transparency.  

Being quick to repair things when they break.If you keep a professional distance (living on site or not), know your laws, and follow them, you will likely have a good--or at least neutral--relationship.

I purchased a property in 2014 that was cash neutral.  

I realize you have put in $10k to $15K, but this would be allocated in your maintenance/cap ex budget that is already accounted for (hopefully you estimated conservatively).I have purchased a cash neutral RE. 

Also, on a sidenote, @Larry Fried is not a neutral party, but a shill/promoter for the site that he linked to.

You can you passive losses to neutralize/eliminate passive income.

I've been looking around Ballard, Magnolia, and Queen Anne Hill (areas I am most familiar with), and it looks like I might be able to get some deals to be cash neutral or moderately cash positive, but I'd love to hear if others are already doing this.

I purchased an RE that I projected as cash neutral with a value add of ~$60K (~$60K cost for a ~$120K increase value).