For example, I seldom do that many routine jobs that are more than a couple of hours (unless painting or putting in flooring or something) so the drive would be the worst part of the many little tasks I do on rentals--showing the unit, checking on this or that, dropping off something, cleaning the gutter, cutting some weeds, etc. 

Agreed...we routinely rent to students that plan on attending for the next three or more years.

@Andrew Gingerich It really varies from market to market, but desirable properties in desirable areas are routinely trading in the 3% and 4% cap rate range at this point. 

I'd do the regular routine of tradelines and charge cards to build some credit. 

I routinely train real estate professionals around the US on tenant screening and I'm incredibly passionate about best practices in tenant screening - so passionate I founded a company of which tenant screening is one of our core features.TurboTenant uses TransUnion (SmartMove) screening data - widely considered to be the leader in tenant screening data.  

I want to include routine inspections in the lease agreement, thoughts?

In any event, the area routinely goes through ups and downs. 

@Daniel T Stockman I like these too but routinely change the batteries about once a year.

I suspect that "their collection agency" is just an independent collection agency that they routinely place business through.

There actually is a lot of enforcement by HUD for extenuating circumstances loans thanks to the HUD office of the Inspector General who routinely audits files where a borrower has multiple FHA loans.