Hang with a brokerage who assigns a mentor, then milk their brains for every last drop. 

One we are using is to use 4 milk crates and an air mattress with a bedspread for a bed (and a do not use sign!).

Someone else is usually skimming the profit.  

I skimmed over the "here and there" and read the "scan the MLS multiple times per day and work late hours" and assumed.

The sellers had to SUE him to get their houses back. because he sent yellow letters to the sellers which enticed them in to the deal, he also charged him with MAIL FRAUD And because he was still collecting rents, he also got charged with Equity skimming.

I've started to read through some of the resources on here but know that I've only skimmed the surface.

Why sell the cow when I'm still receiving milk especially on the homes in California.

Quote from @Scott Kimminau: Your tenant is attempting to milk you, or your insurance company, for money.When a tenant initiates action through an attorney without talking to you first, that should be a sign that they are not your friend.

I don't make a copy but I verify a few items on the application form against their drivers license.I don't do cookies and milk but I do put out a dozen or so chilled bottled water for them.I arrive an hour early to turn AC down to 74 degrees and to open blinds and draperies to get as much natural light as possible into the house.I will lit a very mild scented candle.At times I debated if I should put a tip jar on the kitchen counter and put in a few $5s and see what happens.If the interest is very keen I will offer for them to hold the property with a reserve property form.

Why pay for milk when the cow is free