However, This was a gut rehab on a 8k total sqft building.

While we were onboarding the property to the system and trying to figure out the automated sprinklers, he was out there every day watering the lawn by hand, stopping the buck and taking personal responsibility. 

Germantown has better cash flow potential but may require more hands-on management.

The land is on two tax lots so my plan is to sell the extra lot immediately after closing for a projected $275K.The property on the other lot will be a fix and flip with projected costs of $240K and an ARV of $750K.I plan to use a PML of 2 points and 12% APY for 70% of the total cost.

And if this represented my total portfolio, it would be like starting over.  

I have contacted family members in the past with literal hand written letters.

Yes, you should screen all tenants over 18 and make sure to note the total number of occupants.

On the other hand, if you write something into the lease that you agree upon, it should be fine, but that may turn off many prospects IMO.

I live here and househack as well - can provide a first hand perspective.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.