They were keeping their trash in bags on the back deck and my husband and I observed and took pictures of rib bones spilling from a torn bag (lease says they have to have containers).

Maybe you are great at what you do, but my observations from real people, and even on this forum, indicate that about half of PMs aren't worth a dime!

The sole exception may be if you're renting to a tenant who is just so old (or otherwise culturally disconnected) that they don't use digital platforms, and getting them to do so would be more work than the benefit would be worth.In my observation, hardly anybody under 30 uses checks anymore except where the government (or their old-fashioned landlord) requires them to.

He doesn't want you to use HML as he does not want a third set of eyes observing your playdates.

I have only properties to sell so I am only speaking by observation, not experience.

. :) @James Carlson made the key observation about the regulatory environment.

I love the physical aspect of real estate and how progress can be actually observed.

Other observations with your analysis:Your expenses are low.  

From what I can tell and have observed, areas like South Eastern, IN - rent is very high as many want to rent.

Also remember Warren Buffett's observation that risk comes from not knowing what you are doing.