We've purchased so many properties like that, between smoking and pets, that it's a little routine.

I could never stand to live (and sleep) in a property that had a constant chirp like that.We don't generally change them as part of any kind of annual routine. 

She routinely commutes an hour or more.  

What about handling the routine day to day operations: - rent collection is easier these days with all the cloud platforms but you will need to research and select a platform and there most likely will be a fee.  

There is 30 days notice and normal routine of deposit itemization to follow but you can't charge extra fees or evict/collect. 

I routinely get the tenant call for a bad garbage disposal, plugged sink or toilet, stove burner that doesn’t work, window crank that’s stripped, even a light that’s not working (and it’s the light bulbs), change the locks, leak under the sink, etc., etc.

One of the main benefits of having neighbors or even annual renters is that everyone tends to follow a routine such as parking in “their spots” on the street when there is limited (unassigned) parking.

I routinely replaced the sewer line whether it needed it or not..

You no doubt have amenities in your life that you consider totally routine.

One can find nice cash flow in many parts of CA OR and WA.. just need to look at smaller venues. your not going to find what happens in the mid west were houses are routinely bought for 5 to 15k and put 10k into them and then West coast marketing companys partner with mid west TK guys and your price gets inflated..