Read Kiyosaki's book "Rich Dad, Poor Dad" which will help you understand why real estate is a fine investment.Put on your "Sunday best" (dress up) and simply go to the Open.

We have  had properties all over the state and the preparations and damages are a pain.  

Pittsburgh is great because you can purchase at very low rates with high cap rates but the potential for high turn overs and tenant damage.

Call a/c guy to fix a/c..then what about carpet or other damage?

Any advice on this would be much appreciated.Thank you, Nate So you didn’t cause the damage and he’s expecting you to repair it?

Her home was flooded estimated 80k in damages.

If you think about it, the PM is required to do the move out inspection, record damages, and return the security deposit within 30 days (your state may require something different).

Sounds like the owner might have been working up a situation of absconding with the Tenants Security Deposit and leaving with the damages. 

(tenants that won't pay rent) and (damaged property from bad tenants) You can reduce this risk by the following: Increase your cash flow by renting to tenants through non-profit Organizations.

The inability to turn over a unit if cleaner is not available on one dayThe insurance/liability aspect (all insurance companies asking if I will be doing STRs) When electronic deadbolts dying before guests show up etcReplacing damaged furniture during turnover (who do you compensate to handle that?)