They learn after a while not to bother me with trivial junk which is what most tenant issues consists of with "needy" types.

It has been doing well renting consistently. 

It's only after she started consistently being latre with her rent payments I decided to I need a written enforceable lease. 

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

I see the value in generating consistent cash flow and building long-term equity through this strategy.Available Capital: I currently have 100k available to invest.

Vrbo and Airbnb sync with each other for free, Vrbo has free dynamic pricing, both platforms send out enough automated messages for me.I check in on guests after they arrive to provide that small personal touch.We get consistent 5 star reviews with minimal effort.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Having a safe forum for LPs the share their experiences is needed.Cheryl  In EVERY business there are two kinds of market participants; the people/companies in it for the long haul, through both good and not so good economic times, consisting of EXPERIENCED, PROFESSIONALS whose careers are dedicated to and dependent on fulfilling the needs of their clients/customers.The other type of participant are in the particular business because it’s OPPORTUNISTIC for them to be in it AT THE TIME.  

This will provide consistency and clarity in how you handle your properties.Start by reviewing your current Property Management (PM) agreement.

NCREIF (National Council of Real Estate Investment Fiduciaries) is a member-driven, not-for-profit association that improvesprivate real estate investment industry knowledge by providing transparent and consistent data, performance measurement,analytics, standards and education.