I've found them to be really helpful:Rental income calculator:https://www.calculator.net/rental-property-calculator.htmlUse these to fill in some of the blanks in the above calculator:Tax calculatorhttps://smartasset.com/taxes/property-taxesResidential Rent Vacancy Rates:https://www.deptofnumbers.com/rent/

If you're just looking for people to agree with you, then you should put that in your heading - hey, just want people to agree with me here, and if you don't, then I plan on insulting you if you aren't ________ fill in the blank.

If that line is blank - there is an issue and depreciation was not claimed.

From direct experience tenants, home buyers, really anyone have zero ability to look past what is staring them right in the face.

What will probably happen, as it did for me, is they will start seeing things that need to be fixed - as they start thinking in terms of "At this new rent amount, shouldn't I have better.....fill in the blank....floors, microwave, air conditioner, whatever."

Your personal choice to enlist and serve in the military and the personal sacrifices you made for our country, while noble, are not relevant to the landlord-tenant relationship.Sure, the laws also prescribe a process for tenants to resolve grievances against their landlord, but in my experience (in Northeast Ohio) it is point-blank untrue that a city would ignore a single mother with a toddler who came to them saying she hasn't had proper working heat, gas is shut off to the property, there are gas leaks and no hot water, she can't bathe or cook for her child, etc.I certainly would not tell a judge that the tenant could have cleaned her toddler in a public restroom while there was no gas or hot water in the property I'm leasing her for 3+ days.

If so, try doing your calculations in Utah without a manager.I have been using this calculator to figure out cash flow:https://www.calculator.net/rental-property-calculator.htmlTo fill in some of the blanks I use this website for rent vacancy rates (scroll down the page):https://www.deptofnumbers.com/rent/For property tax rates, I can usually just Google it.This website is interesting to compare livability between different cities:https://www.areavibes.com/But, really, I think it's best to buy in an area you know, if possible, and close enough to self-manage as easily as possible. 

She was staring daggers at me, making noises at me, yelling, that sort of stuff. 

Don't stare a gift horse in the mouth if it wanders up.Bigger Pockets has been an awesome resource for connections, stay active and take action and most of the folks here will bend over backwards for you.I'll be happy to share any of my contacts with you, though I'm new and definitely still building my team.I

There is some pay system where she can make payments at 7-11, but I'm drawing a blank right now what it's called.