We did a small area of turf, used a lot of decomposed granite, and put drought tolerant plants in giant pots with a drip irrigation.

Inside I found the tenants had destroyed the bathroom tile and left me a bag of pot which took me 8 hours to turn into the police. 

Just don't end up on the Group W bench....

(You may want to throw some cash their way to sweeten the pot.) 

I feel like I have to focus and make things happen or 'get off the pot'.

You will want to give them a lien position in case the deal goes to pot.

That's basically the missing piece I've been looking for (outside of that pot of gold that would make HML unnecessary, haha). 

I was there for tenant excuses, 8 pm cash rent pick ups, getting behind on rent, bolting over a weekend, not mowing the back lawn for the 6 weeks before they left, leaving a crock-pot still turned on, etc.

But instead, they act like they have a pot of gold they need to hoard from everyone else, which has allowed the Zillows to thrive IMO.

I think multifamily is one of the best vehicles for passive income, tax benefits and growing wealth, but my why was to create a lifestyle that supported my business.A strong why will counteract any bumps in the road, in my case, some pretty big pot holes.