I cash flow about 300/month because I pay for internet and water (long story on the internet part), yes I know I could increase the rent, but not yet.

its the internet and BP your going to get all sorts of different advice..

I would not offer internet.

At the time there were no forums or internet groups to help and I did not know better.

Pricing is challenging, and the smaller properties make sense.Don't let the internet or anyone else dictate how you feel or how you perceive your success.

I called a realtor in Houston from an internet search.

Yes, there is a plethora of leases floating around the internet, but if you want to manage your property properly, it requires a lease agreement that fits the way you want to do business and helps you to cover costs, avoid liabilities, and increase revenue. 

Searching on the internet mainly results in regular landlord insurance.

The good 'ol DUE ON SALE CLAUSE is TYPICALLY not what the internet (and the forum) makes it to be. 

Sure, if you are a house flipper you have a buy box, but formulas and calculators are the one thing holding back new investors right now because they spend all of their time plugging in numbers from the internet into a program on the internet instead of getting reps in the field and learning what the different basements smell like between 200k and 300k.