One tenant is great and set-up automatic payments, while the other insists on paying late every month, forcing me to send 3 day vacate notices.  

In your offer, INSIST seller to deliver clear title at COE.

The man couldn't believe his good luck, ready to sell, till his wife and daughter insisted on him checking with a realtor.

A co-worker of mine started something with these people, they sent inspectors around, found he put an AC unit thru the wall without filing plans, which meant his taxes would have to go up, fines for not filing, and back taxes from the time he put the AC in.My town was upset my tenant complained about a dead tree, insisted the town take care of it, instead of calling me.

@Bart HedgcockProperty Managers are not required by law to maintain the security deposit but most will insist on doing so as PMs have been sued for deposits(even when they did not hold the funds) when landlords have been foreclosed on while a tenant is in placePMs must hold deposits in a trust account but landlords are not required to do so

One tip I strongly encourage is to insist tenants learn to pay rent on line.  

To complicate the matter the normal furnace company is insisting you must buy oil from them so I found a new guy proactively since buying from them was a 2k upcharge.

If you insist on going to university, pick a major you enjoy so you can do that in your real estate business - business admin, finance, accounting, marketing, graphic design might be a good choice.

We are surrounded by the culture that insists we can do business with each other and not only become friends but family and conduct business long term!!

I never finished the licensing process, so my license is not "active", (too much CE that i personally found irrelevant) but I kept my relationship with a broker who I split the "commission" with if the selling agent insists, and most agents are willing to decrease the commissions for investor agents.