Maybe I'm a sucker but I've let the tenant who says "hey, I wanted to let you know I replaced the garbage disposal myself because it was acting up" keep their boat trailer on the property (it's a 5-unit) when the true professional would probably ask for another $50/month.

Garbage in, Garbage Out (GIGO)You always find the finest fishing holes in places where the average person is afraid to go.All problems are disguised as opportunities.The future you see is the future you get.How many millionaires do you know who have become wealthy by investing in savings accounts?

There was about 40 yards of garbage inside. 

The problem with the gurus is they teach this garbage with no care as to how a seller may be harmed. 

There are too many possibilities when your duties may / will overlap with who ever is managing the other part (e.g. plumbing, electrical, heat, water, sewer, garbage, landscaping, tenant complaints, security) regardless of who is technically in charge of these items; let the finger pointing begin.I don't have any specifics but generally speaking these kind of properties have extensive reporting requirements regarding the tenants  (e.g. certifying that tenant meets income requirements), units (e.g. inspections), financials (e.g. audits) and regulatory compliance (e.g. anti-discrimination rules).

What's your hourly time worth is the question I'd be asking because I don't want the 10pm phone call that the garbage disposal is not working.

You have included water, garbage, insurance also right?

This amounts to $5,500 a month in total rental income with 3 units minus my overhead of $3664.00 a month (Principal + interest + property taxes + home owners insurance + PMI) = to about $1800.00 a month profit minus some minor expenses like garbage, commons area, etc.

He started to pile up garbage, boats, engines, tires, and everything else you could imagine in the driveway.

Insurance, garbage, snow removal/lawn care, maintenance.Then will be your cap ex which is a "below the line cost"  How old is your roof?