Of those 11, only one had net loss, and clearly the others did very well with outsized returns.Of the 45 that are still active, the returns have been a little softer the past two years, and we had two small capital calls.  

This seems pretty clear that LL gets to select the area(s) to be painted and the color.  ”The areas designated for painting should be painted thoroughly to ensure that no previous color is visible.

I'm an IT guy myself and clearly not against automated systems, but that can misguide you if you don't know much yourself.

Now that I'm retired I "eat" some of the profits, but because I did this for so long while I was working my total leverage is about 25-30% with a bunch of properties free and clear.

If you can strike a balance with mid-term stays, try setting clear end dates to avoid cutting into your peak-season potential.

Putting more down will give you positive cash flow, with a clear plan to increase rents as well. 

Its certainly allowable on FF, but I'd make it crystal clear in your advertising that you are filling rooms in the unit rather than listing the whole space once you've filled a room (or 2 or 3).

If their process is just, ‘here’s the house, now it’s your problem,’ then they’re clearly not delivering what they advertise.

I set clear rules: no cooking, but guests could use a microwave, toaster, and coffee maker.

Here's the situation:I own a tenant-occupied property, which is paid off and cleared.