This concerns me about the potential to maintain a solid tenant base and would likely cause a higher vacancy factor.

That being said, rental rates are remaining fairly strong, and with such an equitable position in your property, your cash flow should remain a positive net to you. 

Then again this would also mean that I'd need to build a small team, and I'd need everyone to perform whereas they're bringing it all in one.Another big thing here is the risk - as I said above I have a fairly pessimistic view about the economy in the next couple of years..

If indeed a loss is taken on this which it sounds like is a fair possibility then if the agent was representing you the agents E and O will/could kick in and that's where you might get some financial relief.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

The process was fairly smooth for me.

To thrive in real estate investing, you must maintain a firm grip on your finances.

Lake Berkley or Terra Verde come to mind, they are peaceful yet still fairly close to the parks.

Assuming your property is in Utah (like your profile indicates), here's the state law from a basic internet search:In Utah, a tenant who abandons a rental property without notice is liable for the lesser of the following: The rent remaining on the leaseThe rent plus the difference between the fair rental value and the agreed-upon rentThe cost to restore the property to its original conditionThe landlord can also remove the tenant's belongings and sell them if the tenant doesn't claim them within a reasonable time.

If you are planning on selling, contact a realtor to make sure you are getting a fair value for your house.