But they don't do a lot of Section 8 and I feel like once covid hit, they must have totally let their guard down and started "phoning it in."

I also would come up with answers to common objections so you aren't off guard with certain questions/objections (however that may take some calls to find out what those are).  

Hi @Rogelio Vivero for my clients and myself on the 1-4 units we use The Philadelphia Contributionship, Safeco, Guard mostly.

However, last summer, I let my guard down and did all the wrong things...buying a single home (Indy) in my IRA with Morris Invest.  

Also just watched The Bill Murray Stories on Netflix which caught me off guard and had an awesome message.Keep working hard

For me I would recommend you increase your financial literacy FIQ and guard against the idea of throwing money at a problem and thinking that will somehow solve it.  

@Gabriel Medina I suspect the reason your CPA hesitated about claiming depreciation for the past few years is because you caught her off guard.

@Steven Mitchell the REI Guard product will work for you.  

I do NOT let tenants do any repairs, I have my own crew I will send over.Pay attention to the KEYS...I change locks after every tenant and dont leave a key with anyone except a trusted friend.I dont let tenants schedule repairs, I have them call me and I will send the appropriate person over to look/fix it.Im sure others will chime in, my early, very negative, experience with a tenant may have kept me out of investing for a while, but when I see some of the same 'tricks' Im on guard.

I would screen well and guard against overuse of the water by having a clear clause in the rental agreement about water use and I would monitor it.