On balance I have made way, way more money from appreciation that I ever did from cash flow.To me the most important consideration is to always have money or access to money, never be forced to sell.

Quote from @Chris Seveney: Quote from @Eric Henson: Do you guys ever take the risk of buying a foreclosure at sheriff sale with the previous owner still living in it?

I have more money than I will ever need and almost every toy I could want.But when I was willing to work harder than I am now, I targeted good value adds.  

Here’s a BP blog for more info on this - 9 Vital Questions to Ask When Vetting Your Real Estate Investing TeamTenant SegmentNo property ever paid rent.

This analysis of how to buy a small business is the absolute BEST I have ever come across!  

Using different colors was one of the biggest mistakes we ever made in the early days; tracking the colors even with a spreadsheet was a nightmare, as was keeping dozens of different touch up colors in the storehouse. 

I don't see them ever reversing the regulations.

I don't ever recommend selling a property unless (a) you want to move the income to another investment that will perform better, or (b) selling moves you closer to your goals.

Or should I have her pay me under market rent and then if she ever needs money for whatever I can just send her $500 on Venmo here and there.

If you ever need help, I’m happy to assist!