Chris Martin I think where you differ from the OP is precisely why it makes sense for you.

Rule number 1 of landlording is that you can't control if or when the tenants pay, rule number two is that you can't control if and when they leave.Tenants are not known to be the most proactive bunch, either, so this may not be malicious. 

.), and new appliances. my estimates: 4-5kAll my estimated include parts and labor (certified and insured electrician, plumbers, painters, ... etc)Bed bugs/Pest control cost should also be added, I think.Whole apartment is about 900 square feet. 

I like the control of owning my own.

And while it can still be "a deal" at that point, as Warren Buffet says: "It is better to be approximately right than precisely wrong."

It makes good income on a dollar/hour basis, and I have incredible control of my schedule, spend time with my family, etc... but it isn't very scale-able, at least not with favorable profit margins. 

I'm looking for wording for my leases regarding pest control (specifically bed bugs).

For 2017, under Admin, Accounting expenses was $8800, "Other professional fees" was $4600, Copier/Printer rental was $2000,  Payroll was $52,800, Management Fee was $27,700, Gardening & Landscape was $6900, Pest control was $8,200Great ideas of calling up other apartments for occupancy, will do. 

You really have no control of what happens, no matter how well you manage your clients.The really good money most of us make in Real Estate is made by doing deals.

It's great to have more control over employees, but it's also great that if materials are stolen from a job then it's your subs problem and not your own.