It sounds like you have a paying tenant where you occasionally make a little extra on with a late fee.

I would occasionally get emails from them and it was difficult to get a response back when I’d reply, so I just decided to move on.  

I clean all shared areas of the home, cook occasional meals for guests, lawncare, maintenance, and shop for them (consistently provide milk, bread, basics etc)?

I am located in Jax Florida and use my realtor license for personal deals and occasionally help others. 

Our property was in Michigan and had sub-freezing and occasionally sub-zero temperatures, so 60 degrees is a nice spring day.FWIW, wind chill is how cold it feels to a human.  

He mentioned his girlfriend would be staying with him occasionally before submitting the application, but she would not be in the lease.

What I found out:From the perspective of a real estate agent who needs to track expenses, a small-time landlord with 2 self-managed units, a house hacker, a landlord with 4 units under professional management, and an investor who analyzes deals, plus a guy who occasionally is lucky enough to have a little cash to put aside and wants the best return possible while it sits in the bank, is there one tool that will rule them all?

That it is not his own personal "turn-key" or "wholesale-flash-deal" property? 

With few years, we occasionally got a quick book by a group of people with trucks and tools.

Thanks for your post Willie,Our rehabs are very basic.I like to refer to them as "nothing sexy or flash but very fundamental"We do our best to fix everything that needs fixed and that could jeopardize the sustainability over the long term.The team is looking forward to hearing from you.Thanks again and have a great day@Rebecca Cirisan, @Isaac Shikwana