I noticed the signs by my house only stayed up about 3-4 days but this was during the week, unless they took them down themselves.

That's still illegal.Over time the "food industry" will eat its way up the "food chain" and take over the processed product categories one by one too, and for the same reasons.At a moments notice, if the federal government decides to play rough, all they have to do is pass some legislation (or just threaten) to revoke the charter of any bank that accepts money from any pot related bussiness. 

@Pete Budagher- listening to the podcasts is a great way to be exposed to different ways of investing in real estate, and can help you notice which strategy/niche you gravitate to.For example, after listening to many podcasts, reading a lot of books, I noticed that multi-family investing was my 'thing' and I now spend a lot of time on that (networking, learning, etc.).

I sent him a notice today via email demanding payment no later than 5:00pm 4/16/18 and I threatened to notify the MLS board and the department of state if he doesn't pay me.

I've noticed that almost all the properties look the same with deep reds and golds when light and bright interiors is what's popular now. 

we did notice our electric bills were quite high as well this winter. we just live a few towns over in Goodview. we will be sure to then make any offers contingent on inspections.

What is working now: ex. 90 day lates, NOD, eviction notices, etc?

When I bought lists I noticed that some are fixed up indicating that the owners care about their place.

I did notice their expenses were lower then I estimated, also no line item for insurance.

I usually give them a Courtesy Late Rent Notice.